North Richmond shoreline specific plan prepared for the City of Richmond, Contra Costa County, State Coastal Commission

NORTH
RICHMOND
SHORELINE
SPECIFIC
PLAN
JUNE 1993
B R A D Y A N D ASSOCIATES P L A N N E R S AND LANDSCAPE ARCHITECTS
NORTH
RICHMOND
SHORELINE
SPECIFIC
PLAN
JUNE 1993
Prepared for the
CITY OF RICHMOND
CONTRA COSTA COUNTY
STATE COASTAL CONSERVANCY
By
BRADY AND ASSOCIATES
PLANNERS AND LANDSCAPE ARCHITECTS
In association with
CRANE TRANSPORTATION GROUP
ORION ENVIRONMENTAL ASSOCIATES
PHILIP WILLIAMS AND ASSOCIATES
WARD AND ASSOCIATES
WETLANDS RESEARCH ASSOCIATES, INC.
American
Society of
Landscape
Architects
presented by the
Northern
California
Chapter
in recognition
of outstanding
professional
achievement
HAwonaordr
North Richmond
Shoreline Specific Plan
Richmond, California
City of Richmond
RESOLUTION " A"
RESOLUTION OF THE CITY CROEUSNOCLIULT IOOFN NTOH. E 2 9C- I9T3Y OF RICHMOND APPROVING THE
NORTH RICHMOND SHORELINE SPECIFIC PLAN FOR THE AREA GENERALLY BOUNDED
ON THE NORTH BY POINT PINOLE REGIONAL SHORELINE PARK, ON THE EAST BY
THE SOUTHERN PACIFIC RAILROAD TRACKS AND PARCHESTER VILLAGE, ON THE
SOUTH BY PARR BOULEVARD, AND ON THE WEST BY SAN PABLO BAY ( AREA ALSO
KNOWN AS THE NORTH RICHMOND SHORELINE SPECIFIC PLAN AREA).__________
WHEREAS, the Richmond City Council adopted the Richmond General
Plan by Resolution No. 8481 on September 21, 1964 as the official plan
to guide the future physical development of the City of Richmond; and
WHEREAS, the Richmond City Council adopted the Richmond
Coastline Plan as part of the Richmond General Plan by Resolution No.
44- 73 on March 12, 1973 as a Local Area Plan; and
WHEREAS, on December 9, 1992 the Environmental Assessment Panel,
acting in accordance with the California Environmental Quality Act
( CEQA), the State CEQA Guidelines, and Resolution No. 274- 89 of the
City of Richmond, certified that the Final Program Environmental Impact
Report ( FEIR) for the North Richmond Shoreline Specific Plan has been
completed in compliance with the CEQA and the State CEQA Guidelines, as
amended. This FEIR was prepared for the City of Richmond by Brady and
Associates and consists of two separately bound reports bearing the
following titles and dates:
( 1) Public Hearing Draft - North Richmond Shoreline Specific
Plan EIR. May 1992.
( 2) North Richmond Shoreline Specific Plan EIR - Response to
Comments Addendum, November 1992.
WHEREAS, the Planning Director, pursuant to Resolution No. 274-
89 of the City of Richmond, determined that the effects on the
environment caused by implementation of the Specific Plan, as amended
by Exhibit A of this Resolution, are covered by this FEIR; and
WHEREAS, the Richmond Planning Commission recommended to the
City Council an amendment to the Richmond General Plan for the North
Richmond Shoreline Area by Resolution No. 92- 26 on December 17, 1992 to
address the changes that are occurring as a result of the Richmond
Parkway, the flood control improvements, and near term closure of the
West Contra Costa Sanitary Landfill; and
WHEREAS, the Richmond City Council approved an amendment to the
Richmond General Plan for the North Richmond Shoreline area by
Resolution on March 1, 1993 to address the land use and circulation
changes that are expected to occur in the North Richmond Shoreline
Area; and
WHEREAS, the Richmond City Council on March 1, 1993 held a
public hearing on the draft North Richmond Shoreline Specific Plan: and
WHEREAS, the Richmond City Council finds that the future
development of the North Richmond Shoreline Area can be more
appropriately guided by the adoption of the Specific Plan, as revised;
and
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City
of Richmond, California has reviewed and considered the staff
memorandum with the subject heading of NORTH RICHMOND SHORELINE
SPECIFIC PLAN and such other related information presented to the
Council and accordingly certifies, adopts, states and approves as
follows:
1. That said City Council pursuant to Section 15090 of the State CEQA
Guidelines hereby certifies that it has reviewed and considered
the information contained in the pertinent FEIR described above
prior to reaching a decision on this Specific Plan, and that said
FEIR has been completed in compliance with the California
Environmental Quality Act and the State CEQA Guidelines, as
amended. This certification is made upon the report of the
Environmental Assessment Panel and the Planning Director that the
environmental impact of this Specific Plan, as amended by Exhibit
C, has been adequately addressed in said FEIR prepared for the
City of Richmond.
2. That said City Council hereby adopts the environmental findings
and statement of overriding considerations as approved and
recommended by the Planning Commission in their Resolution No. 92-
27 approved January 7, 1993.
3. That said City Council approves the Public Hearing Draft - North
Richmond Shoreline Specific Plan, incorporated herein by this
reference, as amended by Exhibit A attached hereto and
incorporated herein by this reference.
BE IT FURTHER RESOLVED that the City Council of the City of
Richmond, California directs the City Clerk to keep on file said
document and that the Planning Department maintain a copy of said
document for public inspection.
1 certify that the foregoing resolution was adopted by the city
Council of the City of Richmond at a regular meeting held March 1,
1993.
Ayes: Councilmembers Washington, Niccolls, Corbin, Rogers,
Ziesenhenne, McMillan, Powers, Griffin, and Mayor
Livings ton
Noes: None
Absent: None
EULA M. BARNES
City Attorney
Clerk of the City of Richmond
Approved:
GEORGE L. LIVINGSTON
Mayor
Approved as to form:
MALCOLM HUNTER_____
Certified as a True Copy
North Richmond Shoreline Area Specific Plan
TABLE OF CONTENTS
1. INTRODUCTION 1
A. Background and Plan Purpose 1
B. Planning Process 3
C. Specific Plan Contents 4
D. How to Use This Plan 5
E. Statutory Authority 6
F. Relationship to Other Plans and Regulations 7
2. DESCRIPTION OF PLAN AREA 11
A. Regional Setting 11
B. Local Setting 11
C. General Site Characteristics 12
D. Jurisdictions 17
3. PLAN GOALS 21
A. General Goal and Objectives 21
B. Land Use 22
C. Natural Resources 23
D. Visual Resources 24
E. Circulation and Public Access 25
F. Capital Improvements and Plan Implementation 26
G. Economic Development 26
4. LAND USE ELEMENT 29
A. Land Use Policies 29
B. Land Use Strategies 36
C. Land Use Designations 41
D. Land Use Designations Summary 51
E. Development Standards 52
5. CIRCULATION ELEMENT 63
A. Circulation Policies 63
B. Existing Circulation 64
C. Roadway Classifications and Standards 64
D. Railroad Operations 72
E. Transit Service 73
F. Bicycle Circulation 73
G. Projected Traffic Volumes 74
H. Transportation Demand Management ( TDM) Techniques 75
I. Emergency Vehicle Access 76
J. Street Development Standards 77
K. Roadway Phasing 78
6. DESIGN GUIDELINES 79
A. Introduction 79
B. General Design Guidelines 80
C. Guidelines for Specific Areas
and Design Elements 88
7. IMPLEMENTATION ELEMENT 101
A. Introduction 101
B. Actions Required for Adoption of the
North Richmond Shoreline Specific Plan 101
C. Development Review and Approval Process 106
D. Employment Development Programs _ 108
E. Richmond Enterprise Zone 111
F. Infrastructure Improvements 112
G. Hazardous Waste Remediation 122
H. Natural Conservation, Shoreline Restoration
and Flood Protection Implementation Actions 123
8. ACKNOWLEDGEMENTS 135
A. North Richmond Shoreline Specific Plan
Citizen Advisory Committee 135
B. North Richmond Shoreline Specific Plan
Technical Advisory Committee 136
C. Contributing Staff 137
D. List of Preparers 137
List of Figures
1. Regional Location 2
2. Aerial Photo of Planning Area 13
3. Plan Area Points of Reference 15
4. Jurisdictions 19
5. Shoreline Conditions 33
6. Specific Plan Land Use Map 43
7. Public Access and Recreation 45
8. Circulation Plan 66
9. Streetscape Plan 95
10. Rheem Creek Channel Typical Cross- Section 132
List of Tables
1. Summary of Land Use Allocations 52
2. Development Standards 54
3. Roadway Dimensions 70
4. Year 2005 Project at 100% Buildout 75
5. Streetscape Plan Landscape Treatments 94
6. Applicable Zoning Districts 104
7. Capital Improvement Needs in the Plan Area
and Associated Property Owner Benefits 113
8. Existing Water and Sewer Mains 117
9. Financing Mechanisms for Capital Improvements,
Operations and Maintenance 120
Appendices
A. Table A. Ownership and Parcelization A- l
B. Financing Approaches B- l
Chapter 1
INTRODUCTION
A. Background and Purpose
The North Richmond Shoreline is unique in the metropolitan Bay Area, a
1,951 acre area located on San Pablo Bay near two major transportation
routes, Interstate 580 and SO, in the heart of the East Bay's urban- industrial
complex. Access to this area has been limited in the past, and about 60
percent of the area is undeveloped. In the developed areas, industrial uses
predominate, with some commercial nurseries and very little residential use.
Much of the area is representative of historic San Francisco baylands, with
marshlands and uplands along the shore. Portions of the area have been
identified as important habitat for endangered species.
A number of changes are now occurring or planned in the North Richmond
shoreline area. These include the extension of the Richmond Parkway through
the area, flood control improvements to Wildcat and San Pablo creeks, and the
near term closure of the West Contra Costa Sanitary Landfill. With these
improvements, interest in new development in the area is expected to increase
dramatically. In recognition of the impact new development could have on this
sensitive bay shore environment and its ecological importance to the region,
the area was identified as eligible for funding under the State Coastal
Conservancy's urban waterfront restoration and resource enhancement
programs. The City of Richmond, in cooperation with Contra Costa County
and the State Coastal Conservancy, has sponsored a joint planning effort for
the North Richmond shoreline area. The result of this effort has been to
develop the North Richmond Shoreline Specific Plan.
The overall goal of the North Richmond Shoreline Specific Plan is to recognize
the unique character of the plan area and to guide and regulate development
in the area in a manner that improves its image, benefits community residents,
and accommodates a reasonable level of development within a framework of
conservation and public access to the Bay.
FIGURE 1
Regional Location
NORTH
RICHMOND
SHORELINE
SPECIFIC
PLAN
BRADY AND ASSOCIATES, INC. PLANNERS AND LANDSCAPE ARCHITECTS
The plan area is located in both the City and the County and both have
jurisdiction over land use decisions. The Specific Plan, once adopted, will be
used by both jurisdictions to guide and regulate development and conservation
activities in the plan area. The primary funding source for the development of
this Specific Plan is the State Coastal Conservancy's Urban Waterfront
Restoration and Resource Enhancement Grant Program. The Conservancy
has been actively involved throughout the planning process, participating in
plan development and providing technical guidance regarding approaches to
resource enhancement.
B. Planning Process
In early 1989, the North Richmond Shoreline Citizen Advisory Committee
( CAC) was established to advise and participate in the planning process, and a
Technical Advisory Committee ( TAC), comprised of representatives of
agencies with jurisdiction or interest, was formed to review and provide input
on technical and regulatory matters. Early in the planning process, the
environmental and social conditions present in the plan area were documented
in the Existing Conditions Analysis. Opportunities and constraints to
development, conservation and public access were identified. With the
assistance of the CAC and the TAC, specific goals and objectives for
development and natural resource enhancement were identified. ( These goals
are included in Chapter 3 of this document.) These goals and objectives
provided the framework for formulation of three land use alternatives which
included land use, circulation, public access and natural resource enhancement
recommendations. The CAC reviewed these alternatives and recommended
that one be further developed as the Specific Plan.
Following review of the alternative recommended by the CAC, representatives
of the State Department of Fish and Game and the U. S. Fish and Wildlife
Service requested that they be allowed additional time to conduct field surveys
of the plan area to verify the presence and condition of wetlands and wildlife
habitats within the baylands, and to more precisely evaluate the potential
effects of the recommended alternative on biological resources. A U. S. Fish
and Wildlife Service representative and a State Department of Fish and Game
representative conducted field visits in June 1991, and identified areas as
potentially having wetland characteristics. These areas were larger than those
which had been delineated earlier by the U. S. Army Corps of Engineers, and
which had formed the basis for decisions made in formulation of the initial
three alternatives. Based on this evaluation, U. S. Fish and Wildlife Service
representatives recommended modifications that resulted in a new alternative,
called Alternative B. Because the U. S. Fish and Wildlife's Survey was not
complete and is subject to further verification, the decision was made to
incorporate these preliminary findings into an alternative rather than the
proposed plan. Alternative B was reviewed by the CAC, which decided that
Alternative B should be evaluated in detail in the EIR as the Mitigated Plan
Alternative.
The Draft Specific Plan was reviewed in public hearings by the Planning
Commission and City Council of the City of Richmond, and the Planning
Commission and Board of Supervisors of Contra Costa County. The North
Richmond Shoreline Specific Plan Environmental Impact Report was reviewed
and certified by the City's Environmental Assessment Panel and reviewed by
the Richmond City Council and Contra Costa County Board of Supervisors.
At the direction of the City Council and Board of Supervisors, Alternative B
was selected as the preferred plan for the North Richmond planning area, and
this final Specific Plan, which includes revisions to the Draft Plan, has been
prepared. The Specific Plan was adopted by the City of Richmond on
March 1, 1993 and by Contra Costa County on June 22, 1993, and will be used
by both jurisdictions to guide development and conservation in the plan area.
Appropriate amendments and revisions to the City and County General Plans
and General Plan maps were made before the Specific Plan was adopted.
These changes are described in Chapter 7, Section B of this Final Plan.
C. Specific Plan Contents
This Specific Plan details land use and circulation policies, standards, and
regulations, capital improvement requirements, and design guidelines to guide
development and conservation in the plan area.
This document also includes a description of the plan area in Chapter 2, and in
Chapter 3, Plan Goals, which provide a framework for the land use, circulation,
natural resources enhancement and public access policies of the plan.
The Specific Plan includes the following elements:
Land Use Element, which sets the land use pattern and standards for
uses allowed in the plan area;
Circulation Element, which establishes a circulation system necessary to
provide both pedestrian and vehicular access and to accommodate the
demands generated by development under the land use scheme;
Design Guidelines, which are recommendations for site planning,
building and open space relationships, architecture and landscape design
and public access; and
• Implementation Element, which describes steps needed to implement
the plan, including General Plan and zoning changes, phasing and
apportionment of capital improvements, and action programs for
conservation.
The required environmental impact documentation ( EIR) is contained in a
separate document, the North Richmond Shoreline Specific Plan Environmental
Impact Report. The EIR includes recommended mitigation measures for the
Draft Specific Plan, as well as an analysis of plan alternatives, including the
environmentally superior alternative, Alternative B. ( Alternative B was
adopted as the Specific Plan.)
The Specific Plan has a companion technical memorandum which details the
existing conditions analyzed in preparation of the Specific Plan. This Existing
Conditions Analysis details the opportunities and constraints for development
and natural resource conservation in the area, and was used during the
planning process as baseline information.
D. How to Use This Plan
As adopted by the City of Richmond and Contra Costa County, the Specific
Plan provides a public document that defines the amount, type and location of
development that will be permitted in the plan area. The Plan also establishes
development standards, and sets forth design guidelines for that development.
It identifies locations and standards for conservation of natural resources and
public access in the plan area. The Plan recommends specific actions to
implement the plan and financing methods and sources to fund improvements.
Development proposals in the plan area will be subject to review by the City
and County for consistency with the Specific Plan. The Specific Plan
document will be used by City and County staff to review development
proposals in the plan area, and to advise applicants of the consistency of their
proposals with the plan. The document is also intended to be used by
applicants in designing and formulating their development proposals.
Development proposals would also be reviewed by City and County staff for
potentially significant environmental effects. If a development proposal is
consistent with the Specific Plan, its environmental effects are likely to have
been assessed in the North Richmond Shoreline Specific Plan Environmental
Impact Report, and further assessment may be limited to site- specific impacts of
the project.
Approval of all development permits in the Specific Plan area will be subject
to review under Section 15.04.840 et. seq. of the Revised City of Richmond
Zoning Code, and Section 84- 66, P- l: Planned Unit District, of the Contra
Costa County Zoning Code.
Exemptions. Where undue hardships, practical difficulties, or consequences
inconsistent with the general purposes of this Plan result from the literal
interpretation and enforcement of provisions imposed by this Plan, the City or
County, upon receipt of a verified application from the owner of the property
affected, stating fully the grounds of the application and the facts pertaining
thereto, and upon its further investigation, may grant adjustments in
accordance with applicable sections of the Richmond Municipal Code or the
Contra Costa County Municipal Code under such conditions and safeguards as
it may determine, consistent with the general purposes and intent of this Plan.
Other basic requirements of this Plan shall not be eliminated, but adjustments
thereof may be permitted provided such adjustments are consistent with the
general purpose and intent of this Plan.
E. Statutory Authority
Under California Law ( Government Code Section 65459 et. seq.), cities and
counties may use specific plans to develop policies, programs, and regulations
to implement the jurisdiction's adopted General Plan. The specific plan
frequently serves as a bridge between the General Plan and individual
development master plans.
This Specific Plan has been prepared in a manner consistent with the
requirements of State Planning and Zoning Law, Article 8. Specific Plans. As
prescribed by law, the plan includes text and diagrams which specify the
following:
1) The distribution, location and extent of the land uses, including open
space, within the area covered by the plan.
2) The proposed distribution, location, extent and intensity of major
components of public and private transportation, sewage, water drainage,
solid waste disposal, energy and other essential facilities proposed to be
located within the area covered by the plan and needed to support the
land uses described in the plan.
3) Standards and criteria by which development will proceed, and standards
for the conservation, development and utilization of natural resources,
where applicable.
4) A program of implementation measures including regulations, programs,
public works projects and financing measures necessary to cany out the
plan.
5) A statement of the relationship of the Specific Plan to the General Plan.
F. Relationship to Other Plans and Regulations
The plan area is within both the City of Richmond and Contra Costa County,
as shown in Figure 4. Policy documents and ordinances of both these
jurisdictions already exist to guide development in the plan area. State and
regional agencies also exercise jurisdictional authority over development
activities in the plan area. The following City and County plans and policy
documents apply to the plan area:
City of Richmond General Plan
City of Richmond Coastline Plan ( a local area plan)
City of Richmond Zoning Ordinance
Contra Costa County General Plan
Contra Costa County Zoning Ordinance
The North Richmond Redevelopment Plan, Contra Costa County
The Shoreline Conservation and Development Strategy, City of Richmond
1. Relationship to the City of Richmond General Plan
The policies and objectives of the Specific Plan are consistent with the broad
goals of the Richmond General Plan. It also promotes many of the policies of
the Richmond Coastline Plan. The Specific Plan specifically implements Goal
M of the General Plan, which is:
Assist in balancing the environmental, social and economic values
of the Bay and adjacent areas when formulating plans for future
development in Richmond. Use the area's resources to produce a
kind of growth that will benefit residents of the community within a
framework of conservation, public access to the Bay, and economic
feasibility. 1
Coastline Plan policies which are implemented by the Specific Plan include the
following:
1) Discourage scattered development of industry. Accommodate non- water-related
industries in areas that are already committed to industry, but
under- utilized, such as:
• The area north of North Richmond which is shown as industrial in
the North Richmond San Pablo Bay Plan;....
2) Promote circulation facilities in the Coastline Area that will assist inland
residents in taking advantage of the shoreline. Stress that the design of
these facilities should not block access to the waterfront.
3) Encourage development of a system of hike/ bike trails throughout the
Coastline Area as shown on Plate 13, Regional Recreation.
4) Require that all new major waterfront developments provide a reasonable
degree of free permanently guaranteed access to the shoreline, with
adequate links to inland areas.
5) Discourage new development on the marshes or mudflats of the Coastline
Area.
Although the Specific Plan conforms to the policies and objectives of the
Richmond General Plan, the General Plan has been amended prior to
adoption of the Specific Plan. These amendments include changes to the
General Plan, particularly the Land Use Map and maps of the Richmond
Coastline Plan. The specific amendments are outlined in Chapter 7, Section
B. 1 of this Plan.
Although the Specific Plan does not provide for housing within the plan area
by providing jobs for local residents, it is consistent with the City's Housing
Element goals to balance jobs and housing within the local community.
1 Concise Plan, pg. 11.
2. Relationship to the Contra Costa County General Plan
The policies and objectives of the Specific Plan are consistent with the relevant
goal of the North Richmond Redevelopment Plan, which implements the
Contra Costa County General Plan. The Specific Plan would " revitalize and
expand industrial and employment related development in the northern portion of
the redevelopment area". The County has processed a General Plan
Amendment concurrent with the Specific Plan to ensure consistency.
Please refer to Chapter 7, Section B for actions taken prior to adoption of the
Specific Plan.
Chapter 2
DESCRIPTION OF PLAN AREA
A. Regional Setting
As illustrated in Figure 1, the plan area is located in western Contra Costa
County, along the shoreline of San Pablo Bay. Part of the plan area is within
the City of Richmond and part is in an unincorporated area of Contra Costa
County. It is approximately 12 miles north of Oakland and 19 miles northeast
of San Francisco. The City of San Pablo is located directly east of the plan
area. Regional access to the area is available from Interstate 80 and
Interstate 580. Interstate 80, a major north- south limited- access freeway which
passes about 2.5 miles east of the plan area, links the area to other East Bay
cities and provides connections with major east- west routes such as
Interstate 580, the Oakland Bay Bridge, and State Routes 4 and 24.
Interstate 580, which is located about 3 miles south of the plan area, provides a
connection via the Richmond- San Rafael Bridge to Marin County and
Highway 101.
B. Local Setting
The plan area consists of a crescent- shaped area of shoreline between Point
San Pablo and Point Pinole in the northwestern portion of the City of
Richmond. The plan area of 1,951 acres includes roughly 4 miles of shoreline,
and extends inland from the shoreline about 2,500 feet on average. Figures 2
and 3 show the limits of the plan area and its relationship to the surrounding
environs. Point Pinole Regional Park is north of the plan area and a portion
of it overlaps the northern boundary of the plan area. The Southern Pacific
Railroad tracks form much of the area's eastern boundary. The residential
community of Parchester Village is located just east of the railroad tracks near
the north end of the plan area, and the Hilltop Mall is about 1.5 miles east of
the area. As shown in Figure 2, to the south of Parchester Village, the area
between the plan area and Giant Highway is occupied by industrial
development. San Pablo Creek parallels the southern boundary of the plan
area just south of Parr Boulevard until it turns northward at Garden Tract
Road, bisecting the site, before emptying into San Pablo Bay. The area
immediately south of the plan area, between San Pablo Creek and Wildcat
Creek, is occupied predominantly by commercial nurseries and assorted
industrial/ warehouse type uses. South of Wildcat Creek is the unincorporated
residential community of North Richmond. Wildcat Marsh is located
southwest of the plan area and beyond the marsh is the Chevron USA
Refinery. The Richmond Civic Center is located about 3.5 miles southeast of
the plan area.
Local access to the plan area is currently provided by Parr Boulevard, 3rd
Street, and Sections 2 and 3 of the Richmond Parkway. Parr Boulevard, which
forms the southern boundary of the plan area, provides access to the area from
the City of San Pablo to the east via connections with Road 20, Rumrill
Boulevard, and Giant Highway. The 3rd Street/ Filbert Street corridor provides
access from the south via Castro Street and 7th Street. Sections 2 and 3 of the
Richmond Parkway run from Castro Street north, parallel to 3rd/ Filbert
Streets.
The right- of- way for the planned Richmond Parkway, which will connect
Interstates 580 and 80, bisects the plan area.
C. General Site Characteristics
The plan area consists of relatively flat shoreline plain with few significant
changes in topography. Site elevations range from sea level along the
shoreline to 16 feet near the railroad tracks on the east side of the plan area.
The majority of the area has elevations below 10 feet. A continuous band of
mudflats and marshland is located along the shoreline of the plan area. The
largest marsh area, San Pablo Creek Marsh, is located near the middle of the
plan area at the mouth of San Pablo Creek. Parts of two other marsh areas,
Wildcat Marsh and Giant Marsh, are located at the south and north ends of
the site. In addition to the San Pablo Creek which passes through the south
part of the plan area, another smaller stream, Rheem Creek, bisects the
northern half of the area on its way to the Bay.
1. Land Use
Current uses in the plan area include light and heavy industrial uses,
commercial nurseries, agricultural production, recreation and landfill
operations. However, much of the land is not in active use and is vacant and
unimproved. Development is concentrated primarily in the southern portion of
the plan area, extending along the north side of Parr Boulevard from Radiant
Figure 2 Aerial Photo 11 x 17
back of Figure 2
Figure 3 Plan Area Points of Reference 11 x 17
back of Figure 3
Avenue on the east to San Pablo Creek on the west, and north to Freethy
Boulevard/ Maas Avenue. At the western end of this developed area is an auto
salvage yard. San Pablo Creek Marsh lies north of the developed area and
extends south between the developed area and San Pablo Creek. The West
Contra Costa Sanitary Landfill, accessed from Parr Boulevard, is located
southwest of the creek. Parr Boulevard crosses San Pablo Creek east of the
landfill.
The area north of Freethy Boulevard/ Maas Avenue is primarily undeveloped
open space, although the Richmond Rod and Gun Club and a model airplane
landing strip are also located here. The Rod and Gun Club activities currently
extend out into the Bay on two jetties of historic fill. Rheem Creek traverses
the open space just north of these jetties and south of the model airplane field.
Some houses and other miscellaneous structures are located just below a single
jetty of historic fill extending into the Bay just north of the Rod and Gun Club.
A portion of Giant Marsh, within the Point Pinole Regional Shoreline Park,
overlaps the northern boundary of the plan area.
2. Parcelization and Ownership
The crescent- shaped plan area consists of 101 recorded parcels comprising
some 1,951 acres. Over half of this land extends into Bay waters and some
parcels have little or no dry land associated with them. The remaining
908 acres are marshlands, wetlands and uplands. There are 35 different owners
in the plan area, with ten landowners controlling roughly 90 percent of the
area.
Owners' names, parcel sizes, and assessor parcel numbers are listed in
Appendix A, Table A.
D. Jurisdictions
The plan area falls mainly within the city limits of the City of Richmond, with
areas in the south part in unincorporated Contra Costa County. Other
government agencies with jurisdiction in the plan area include:
1. State of California Lands Commission, which owns some properties in
fee and holds public trust easements over some tidal and submerged
lands in the area;
2. The San Francisco Bay Conservation and Development Commission
( BCDC), which regulates development in areas of San Francisco Bay
subject to tidal action ( in the plan area, NVGD datim); within the 100
feet shoreline band inland from the line of highest tidal action; and
saltponds, managed wetlands, and certain waterways;
3. State of California Regional Water Quality Control Board, which
reviews and regulates activities that affect water quality in California;
4. The State of California Department of Fish and Game, which reviews
and approves permits for any streambed alteration, and reviews projects
affecting fish and wildlife habitat;
5. The U. S. Fish and Wildlife Service, which reviews and regulates the
impacts of projects on fish and wildlife habitat;
6. The U. S. Army Corps of Engineers which regulates activities and
development in the navigable waters of the United States, and regulates
filling of any water of the United States; and
7. The East Bay Regional Park District, a limited purpose agency charged
with developing and operating a park system in the East Bay. The plan
area is within district boundaries, and the Point Pinole Regional
Shoreline, part of which overlaps the north boundary of the plan area, is
owned by the District. The District's Master Plan shows some of the
plan area wetlands as a potential Regional Shoreline site.
Other agencies with jurisdiction or interests within the plan area are:
Association of Bay Area Governments
San Francisco Bay Area Air Quality Management District
Metropolitan Transportation Commission
Jurisdictions as applicable are mapped in Figure 4.
Figure 4 Jurisdictions 11 x 17
back of Figure 4
Chapter 3
PLAN GOALS
The following list of planning goals and objectives for the North Richmond
Shoreline Area Specific Plan provides a framework for the development of
specific land use, circulation, natural resource protection, capital improvement,
and implementation recommendations presented by this Plan. The list is based
primarily on the findings of the existing conditions and land use suitability
analysis ( documented in the companion technical memorandum, Existing
Conditions Analysis, November 1989), and upon the issues and concerns
expressed by plan area landowners, the Technical Advisory Committee ( TAC),
North Richmond Shoreline Citizen Advisory Committee ( CAC), interested
agencies, and City, County and State Coastal Conservancy staff. The plan
goals and objectives were approved by the CAC.
A. General Goal and Objectives
Goal: Recognize the unique character of the North Richmond
Shoreline Area and guide development of the shoreline area in a
manner that improves its overall image, benefits community residents,
and allows for a reasonable level of development within a framework of
conservation and public access to the Bay.
Objectives:
1. Provide a Specific Plan which facilitates the orderly development and
redevelopment of lands within the plan area in a manner which:
a. Is generally consistent with the land use, circulation, conservation,
recreation, public facilities, safety, noise, economic development, form
and appearance, housing, and seismic safety policies of the City of
Richmond General Plan, and corresponding elements of the Contra
Costa County General Plan;
b. Is consistent with the policies and regulations of other agencies
with jurisdiction over the plan area;
c. Reconciles to the extent possible any conflicting interests of
landowners, community residents, and responsible agencies and
jurisdictions;
d. Increases the value of the property within the plan area while
preserving important natural resource areas and protecting the rights of
adjacent residents and landowners;
e. Provides open space, parks, and public access to and within
shoreline areas;
f. Promotes new business opportunities and provides for expanded
employment opportunities for community residents; and
g. Mitigates significant environmental and community impacts.
B. Land Use
Goal: Provide fuller utilization of the plan area for a range of land
uses, with emphasis given to employment- generating uses, recreational
uses, and preservation of natural resource areas.
Objectives:
1. Encourage the continuation of those existing industrial and commercial
land uses in the plan area which contribute to the achievement of city
and county land use and economic goals.
2. Upgrade and expand existing industrial uses in the southern portion of
the plan area to maximize the near- term attractiveness of these areas for
continued industrial uses.
3. Protect existing and new land uses by providing adequate buffer zones
that avoid or mitigate conflicts in land use.
4. Develop a set of development standards and design guidelines for the
plan area which will permit a compatible blending of a variety of land
use types.
5. Accommodate landowner interests in development of the plan area
inasmuch as they are consistent with the broader social and natural
resource protection goals of the city and county.
6. Provide a plan framework which allows individual landowners to develop
their lands efficiently and independently, but in a manner which is
harmonious with a comprehensive land use plan for the area.
7. Provide for public access along the shoreline, which includes pedestrian
and bicycle facilities and is consistent with East Bay Regional Park
District and Association of Bay Area Government's alignments both
north and south of the plan area for the Bay Trail, and with plans for a
staging area at Wildcat Creek. The plan will also coordinate with
pedestrian/ bicycle provisions included in the design of the Richmond
Parkway and provide convenient links to inland areas.
8. Provide for the future development of the landfill site as recreational
open space once closure plans have been implemented.
9. Restrict land uses involving public exposure to soils, surface waters, or
groundwater to areas determined to be free of contamination by
hazardous or toxic materials.
C. Natural Resources
Goal: Protect and restore natural resources, with an emphasis on
wetland and riparian habitat and adjacent upland areas.
Objectives:
1. Protect wetlands from encroachment and disturbance by incompatible
uses, including public access, by developing minimum setback standards
from shoreline and development design guidelines.
2. Prevent additional filling of wetland areas and reestablish, where
feasible, wetland areas which have been destroyed or degraded as a
result of filling.
3. Ensure that altered drainage patterns resulting from development of the
plan area do not threaten the health of existing marsh and wetland
areas.
4. Protect marshes from surface water pollutants in runoff from impervious
urban surfaces.
5. Implement measures to protect areas of the shoreline that are currently
badly undercut and eroding due to high wave energy.
6. Ensure that the plan does not compromise the habitat value of the
mudflats, salt marsh, and seasonal wetlands for migratory and resident
birds and for small mammals. The plan will be consistent with
Department of Fish and Game and U. S. Fish and Wildlife Service
guidelines for protecting rare and endangered species known to inhabit
the plan area vicinity.
7. Remove debris and isolated fill from tidal wetlands.
8. Design restoration to maximize habitat for target species identified in
consultation with State and Federal resource agencies.
D. Visual Resources
Goal: Create an aesthetically pleasing visual character for the North
Richmond shoreline area, and an image which is consistent with the
scenic quality of the shoreline setting.
Objectives:
1. Enhance the visual experience along the proposed Richmond Parkway
by creating an attractive entranceway image for the plan area, including
view corridors through to the Bay and shoreline.
2. Use open space and effective visual buffers between areas with
incompatible or unattractive land use activities.
3. Create a coordinated system of signage, landscaping, lighting, and other
design features for reasonable application throughout the plan area in
order to identify, visually enhance, and integrate the plan area.
4. Protect views of San Pablo Bay and its shoreline as a unique, high-quality
resource.
5. Maintain the shoreline as a varied and valuable visual and recreational
resource.
6. Require new development to preserve the unique view opportunities of
the shoreline and make these views available to the public to the
maximum extent feasible.
7. Encourage local industries to improve the appearance of their facilities
and integrate them into an overall plan.
8. Encourage new development to establish a distinctive character through
the external design of buildings and open space, and their relationship to
the terrain and shoreline.
9. Provide varying levels of development regulation and design control
tailored to the range of land uses desired in the plan area.
Development standards for Office/ Industrial Flex and Light Industrial
areas should emphasize rigorous design restrictions to enhance market
attractiveness. Development standards for General Industrial areas
should emphasize special treatments along road frontages and site
boundaries contiguous to other, more nuisance- vulnerable uses.
E. Circulation and Public Access
Goal: Provide safe and convenient multi- modal access to and within
the North Richmond Shoreline area.
Objectives:
1. Accommodate industrial and other land uses permitted in the plan area
with an integrated transportation system incorporating vehicular, rail,
pedestrian, and bicycle facilities.
2. Establish a plan area roadway system of primary and secondary routes to
adequately serve traffic demands as they develop. Include sufficient
ultimate improvement capacity to accommodate the maximum level of
buildout and intensity permitted by the plan.
3. Route interior plan area roadways to maximize access in and out of all
designated development areas, avoid fragmentation of lands into
inadequately sized or shaped parcels, and minimize disruption of natural
values. Avoid lengthy cul- de- sacs in order to disperse traffic impacts as
much as possible, and provide alternative access as feasible to offset
traffic congestion problems during periods of construction and/ or
emergency closures.
4. Prioritize and sequence plan area road improvements to respond to the
circulation needs of existing and near- term development, and minimize
costs assigned to longer term development areas.
5. Bring existing roads which are retained in the circulation plan up to full
City or County standards and dedicate to the City or County.
6. Wherever possible, separate heavy truck traffic from normal vehicular
traffic in order to:
a. Reduce obstruction of normal traffic;
b. Reduce truck/ automobile safety conflicts;
c. Increase road capacities; and
d. Reduce noise and visual impacts associated with heavy truck
movements.
7. Provide special bicycle lanes along major plan area driving routes.
8. Provide for future service by fixed route public transit, van pools, and
other communal transportation in the plan area land use and
transportation scheme.
9. Provide adequate and safe pedestrian access to future transit stop
locations and between principal activity areas, including recreational
trails,
10. Provide aesthetic and safety improvements to Parr Boulevard to create a
safe and pleasant entry to the plan area from the east.
F. Capital Improvements and Plan Implementation
Goal: Provide an infrastructure system fully capable of
accommodating projected land uses and a realistic program for
implementation of capital improvements.
Objectives:
1. Condition land use modifications and development approvals in the plan
area upon developer provision of roads, sewage collection, water supply,
storm drainage, and other capital improvement requirements.
2. Provide a system of road, sewage collection, water supply, and storm
drainage facilities in the plan area. The system should be designed for
construction in components or sequences to meet the immediate needs
of separate, near- term development actions, and ultimately be able to
combine with other similar components to form an integrated overall
capital improvements network that will be able to meet the service
demands of the area at buildout.
3. Wherever practical, locate road, water, sewer, drainage, electrical, and
gas utilities in common utility corridors.
4. Require funding of individual building site infrastructure improvements
entirely by each benefitting developer.
5. Require each benefitting landowner to contribute a fair share towards
the cost of common area improvement requirements established in this
plan.
G. Economic Development
Goal: Link the benefits of project development with neighborhood and
community needs.
Objectives:
1. Promote new business opportunities that will increase the opportunity
for Richmond residents, particularly the unemployed and
underemployed, to capture new and retained jobs.
2. Achieve the participation of Richmond residents in entrepreneurial and
small business opportunities generated by the Specific Plan area
development.
3. Enhance the Richmond area employment base by reducing the out-migration
of Richmond's work force through providing professional- level
employment opportunities, and creating employment opportunities for
blue- collar workers.
4. Serve the short- and long- term economic interests of the City and
County by facilitating economic development where appropriate and
avoiding adverse fiscal impacts.
Chapter 4
LAND USE ELEMENT
This chapter describes four components intended to achieve the goals and
objectives set forth in Chapter 3. They are:
1. Land Use Policies, which establish the proposed approach to changing
and guiding land use in the plan area;
2. Land Use Strategies, which provide specific direction for implementing
the land use policies;
3. Land Use Designations, proposed to implement the land use policies.
These are mapped in Figure 6, the Specific Plan Land Use Map, and Figure 7,
Public Access and Recreation.
4. Development Standards, which establish requirements that would have
to be met by all development and conservation activities.
Design guidelines, which are intended to achieve a high level of design and
visual quality for all development and conservation in the area, are described in
Chapter 6.
A. Land Use Policies
The North Richmond shoreline is both a natural resource and a cultural asset
for the entire Bay region. Almost inaccessible, much of the plan area has
remained intact as historic baylands, even though it is adjacent to highly
developed urban areas. Views from the North Richmond shoreline to the San
Francisco skyline, Golden Gate Bridge, Mount Tamalpais, and the Marin
County shoreline remain much as they were 50 years ago. There is a strong
sense here of being " on the Bay," in contact with that spectacular body of
water which has determined the form of the metropolitan area which surrounds
it. With completion of the planned Richmond Parkway, the area will be visible
to many and easily accessible for development activity.
There are now two distinct land uses that dominate the plan area: heavy
industrial and commercial uses, concentrated in the southern part, and the
natural environment of shoreline marsh, transitional uplands, and freshwater
marsh. These urban and natural areas are not clearly delineated or separated,
and debris and junk often mark the transition from the one area to another.
The natural scenic qualities of the area have been compromised by industrial
uses which have developed with little regard for aesthetics or building and
grounds maintenance. Much of the shoreline is hidden or inaccessible. There
are substantial amounts of vacant or underutilized tend in the area, which
represent development opportunities.
There are more than 30 businesses in the area, and although these businesses
are generally not labor intensive, they represent a stable source of
employment. Centrally located, with substantial amounts of vacant industrially
zoned land, the area is considered to be an important potential source of
employment for the North Richmond community.
This Specific Plan responds to these constraints and opportunities in the Plan
area with three major land use policies, which will guide change over the
twenty- year planning period. These land use policies are based on existing
conditions in the area ( as described in the Existing Conditions Analysis), as well
as direction from the North Richmond Shoreline Citizen Advisory Committee
( CAC) and Technical Advisory Committee ( TAC), and the goals and objectives
contained in Chapter 3.
The planned Richmond Parkway is critical to realization of these policies. It
increases visibility and access to the area, and its alignment will physically
separate the heavy industrial area from the natural resource and less
intensively developed areas. Two distinct opportunities result:
• The Richmond Parkway will make it possible to reinforce the existing
industrial base south of the Parkway to maintain the reservoir of jobs
available to the local job- force.
• New office- research- industrial land uses consistent with resource
protection and an improved image for the plan area can be encouraged
north of the Parkway.
The three land use policies are described below.
Policy 1. Encourage Development Which Will Provide Increased Job
Opportunities, Primarily for Residents in the Surrounding Area.
About 30 percent of the plan area is now occupied by industrial uses which
generally require substantial amounts of land and generate low employment
per acre. They include such uses as warehouse and distribution facilities,
equipment yards, commercial nurseries, and waste collection companies.
Existing employment in the plan area is low, estimated at 573 employees.
Unemployment in the City of Richmond is a chronic problem, historically
higher than in the County as a whole. In January, 1991, City unemployment
was estimated at 6.6 percent, compared to County unemployment estimated at
3.8 percent for the same period.
Located in the larger North Richmond community, the plan area could draw
from a labor pool that currently has high rates of unemployment. A market
has been identified in the metropolitan Bay Area for industrial and office uses
that have a wide variety of square footage and spatial configuration needs.
The market areas of these users would be: 1) expanding office, research and
development, and light industrial firms from Marin County, where leasing costs
are increasing; 2) out- migrating users from Berkeley, Oakland and Emeryville
as older industrial buildings there are converted to more intensive uses and
rents increase; 3) office/ industrial users from central and southern Alameda
County, San Leandro and Hayward, where little land is available for new
development and expansion; and 4) general industrial uses in South Richmond.
Examples of potential users from these areas include cabinet manufacturers,
distributors, sheet metal fabricators, auto supply, landscaping firms, smaller
service industries, and research and development firms. 1
The North Richmond Shoreline area can meet this market demand by
providing accessible, relatively inexpensive, developable land in proximity to
major transportation networks, labor pools, and affordable housing. The
Specific Plan intends to promote a mix of new industrial and office
development through flexible land use designations and standards that can
accommodate the diverse needs of this market. By stabilizing and upgrading
the existing heavy industrial base, encouraging new light industrial uses, and
providing for higher end office, research and development uses, the Specific
Plan area will increase jobs available to the local unemployed and
underemployed. Because many of the new jobs will require retraining of blue-collar
workers, the Plan is also intended to provide new opportunities for local
residents to train for more specialized jobs with higher skill levels. Overall, the
mix of heavy and light industrial uses and office/ research and development will
1 Draft Memorandum, North Richmond Shoreline Specific Plan Economic Development
Objectives, March 20, 1991. Ward and Associates.
result in higher employment generation than heavy industry alone, which tends
not to be labor- intensive in this area. With this mix of industry and office uses,
job generation for the plan area could be up to 25 times greater than existing
plan area employment levels.
Policy 2. Protect and Enhance the Natural Resources of the Area.
In the Specific Plan area, natural resource areas with existing or potential high
value consist of tidal wetlands, seasonal wetlands, mudflats, riparian habitat and
grassed uplands. Each of these habitats supports a variety of wildlife species.
Of primary concern in the plan area are two endangered species. These are
the California clapper rail and the salt marsh harvest mouse, both of which are
dependent on tidal salt marsh habitat and associated uplands. ( Please see
Existing Conditions Analysis for more detailed information on wildlife and
vegetation resources.)
Shoreline conditions in the plan area, shown in Figure 5, include areas
protected by riprap, areas with steep or undercut banks and areas which
appear to be aggrading ( expanding). Several rock jetties, built prior to the
effective date of San Francisco Bay Conservation and Development
Commission ( BCDC) regulations, project into the Bay and have allowed new
marsh to form where they protect the shoreline from wave energy.
San Pablo Creek and Rheem Creek both traverse the plan area and empty into
the Bay. San Pablo Creek, at the southern boundary of the plan area, crosses
through the extensive San Pablo Creek Marsh. Rheem Creek, in the northern
portion of the plan area, is a flood control channel and has been redirected
from its historic channel.
The wetlands contained within the plan area have been disturbed by diking,
filling, dumping, sedimentation due to upstream disturbances, and polluted
urban storm water runoff. Known wetlands are shown in Figure 5. Areas
which have been degraded and have lost habitat value include a remnant of
Wildcat Marsh within the sanitary landfill, which has been isolated by levees
from tidal action; areas of San Pablo Creek Marsh near the auto salvage yard,
which have been filled, or disturbed by extensive sedimentation due to erosion
in the watershed of San Pablo Creek; the shoreline north of the Richmond
Rod and Gun Club disturbed by erosion and presence of jetties; channelized
Rheem Creek; Giant marsh which has been filled, and is subject to erosion;
and seasonal wetlands south of Rheem Creek, which have been partially filled.
Figure 5 Shoreline Conditions 11 x 17
back of Figure 5
The outboard edge of some of the tidal marsh is being eroded by wave action.
While this is a natural process, it is beneficial to retard the erosion, where
feasible, in order to offset the extensive historic destruction of wetland habitat
around the Bay.
Natural resource enhancement combines actions and programs designed to
reverse the degradation of the natural environment and protect it from the
impacts of urbanization. In general, natural resource enhancement objectives
of the Specific Plan focus on preserving and protecting existing habitat areas,
restoring diked or filled marshlands or other wetlands, improving the water
circulation system of the Bay, controlling sedimentation, reducing erosion,
improving water quality and minimizing disturbance from human and domestic
animal activities.
Protection and enhancement of natural resources will also benefit the human
community, including the surrounding residents, area employees, and future
visitors to the area. Resource protection is especially important to the
neighborhoods adjacent to the plan area, as it will increase opportunities for
recreation and shoreline access, and generally upgrade the appearance of the
plan area.
In the Bay Area, natural resource enhancement often must be accomplished
within the context of an urban environment. The enhancement objectives of
this Specific Plan are: 1) to ensure that development is sited and constructed
to minimize its impacts on adjacent sensitive shoreline, wetlands and habitat
areas, 2) to ensure compatibility of uses, by clearly delineating sensitive areas,
identifying appropriate land uses, and by preventing or minimizing impacts to
habitat through development standards, and 3) to recommend measures for
restoring and improving wildlife habitat. The land use element of this Specific
Plan establishes use categories and development standards designed to protect
natural resource areas and allow enhancement.
Policy 3. Increase Opportunities for Public Access to the Bay Shoreline.
The right of public access to shorelines has been legally recognized in
California as a public benefit that should be available to and serve all residents.
The California Constitution guarantees the right of public access to all coastal
tidelands. 2 In the Bay Area, public access to the Bay shoreline is protected
under the McAteer- Petris Act through the San Francisco Bay Conservation
2 California Coastal Plan, 1975, pg. 152.
and Development Commission ( BCDC). Under this act, the maximum feasible
public access to and along the shoreline must be provided and guaranteed over
time. Exceptions may be made " where public access is clearly inconsistent with
the project because of public safety considerations or significant use
conflicts." 3
The shoreline of San Pablo Bay offers a unique environment for public access
and recreation. As part of the larger San Francisco Bay, it provides open
space, views of the Bay Area, natural landscapes, and visual relief from
urbanized areas. In North Richmond public access to the bay shore is severely
restricted by physical barriers such as fences and gates; absence of roads and
paths, and unattractive or hazardous land uses ( junk yards and heavy industrial
uses). The Southern Pacific Railroad tracks and embankment act as a barrier
to pedestrian access from Parchester Village and residential areas to the east.
Tidal marsh and mudflats predominate along the shoreline, making direct
access to the shore difficult in much of the plan area.
There is a recorded trail easement along the western boundary of the Freethy
Industrial Subdivision at the end of Freethy Boulevard and along the southern
edge of the Richmond Rod and Gun Club, and informal paths cross the raised
railroad embankment in the vicinity of Parchester Village; however, the plan
area lacks a clear public access system and is not currently linked with regional
trail systems or destinations such as Point Pinole Regional Park.
Public access affords opportunities for educating the public about rare and
endangered species and their habitat needs, promoting community- based
cleanup programs, and encouraging conscientious shoreline development on
the part of the business community. However, public access facilities must be
integrated with development and natural resource areas to ensure
compatibility.
B. Land Use Strategies
Five land use strategies provide specific direction for implementing the land
use policies. The strategies, described below, are translated into land use
designations shown in Figure 6.
3 San Francisco Bay Plan, January 1969, as amended July 1988, pg. 29.
Strategy 1. Maintain and Upgrade Established Industrial Areas South of the
Planned Richmond Parkway
Established industrial uses occupy about 30 percent of the plan area. These
uses are located primarily south and west of the planned Richmond Parkway,
and include uses such as commercial nurseries, construction yards, warehouse
and distribution facilities, and waste collection companies. Incompatible with
sensitive land uses, such as natural conservation areas and public access, these
uses would remain; separated from the rest of the area by the Richmond
Parkway. These areas will be designated as Light and Heavy Industrial
districts. When existing uses are changed, or facilities expanded or remodeled,
upgrading would be required through the design review and/ or use permit
process. The area would be screened from the rest of the plan area by
Parkway landscaping. The primary intent in these districts would be to
reinforce the existing industrial base south of the Parkway to maintain the
reservoir of jobs available to the local job- force.
Strategy 2. Encourage New Office/ Industrial Uses in the Area North of the
Richmond Parkway
In the area north of the planned Parkway alignment, much of the land is now
vacant; the Rod and Gun Club and the model airplane field serve as
recreational uses. A few less intensive industrial uses, such as warehousing and
light fabrication, are now mixed with vacant lands. This area is seen as an
opportunity for high quality, planned office, light industrial and research and
development, which would upgrade the image of the area and be an important
source of new employment for the area. This area would serve an identified
market demand for flexible, versatile office and light industrial space with a
wide variation in spatial requirements. The area will be designated as
Office/ Industrial Flex district.
Strategy 3. Phase Out Incompatible Uses in Transitional Areas
There are three uses in the plan area which are incompatible with the overall
goals and objectives of the plan and with the land use strategy to protect and
enhance the natural resources of the area, and to increase opportunities for
public access to the Bay shoreline. These uses, located west and north of the
planned Parkway, include the West Contra Costa Sanitary Landfill Site, the
auto salvage yard at Parr Boulevard, and the Richmond Rod and Gun Club
site on the shoreline.
West Contra Costa Sanitary Landfill Site. Landfill operations are
slated to be closed in the early stages of the planning period. The
Class I hazardous waste portion of the facility will require monitoring
over the next 30 to 50 years prior to any other uses being allowed on
that portion of the site. The Class II municipal waste portion of the site
is expected to stop receiving refuse for disposal in 1994. The closure
plan was approved for filing by the County Local Enforcement Agency
( LEA) in July of 1991; however, the closure plan is still being reviewed
by the California Integrated Waste Management Board. Closure of the
landfill and installation of the barrier cap should be completed in
1995- 96. The closure plan includes public access, a revegetated buffer
area on the northern shoreline of the site and a recycling center located
on the southern portion of the site as an interim use. The recycling
center would be operated as part of the Integrated Resource Recovery
Center, to be located at Third and Center Streets, currently under
review by the County.
In compliance with the Contra Costa County General Plan, and the City
of Richmond General Plan which recommends conversion of the landfill
to a recreation site and designates this site as an area of regional
significance, the Specific Plan would designate the Class II portion of
this site Parks and Open Space as the long- term future use of the site.
This designation would allow continued use of the site for recycling
purposes. The near term recreational activities contemplated for this
site include a shoreline roadway/ bicycle trail, pedestrian pier and related
facilities on the northern shore.
The Richmond Rod and Gun Club would continue as a permitted but
incompatible use as it currently exists. Should the Club discontinue
operation, use would change to Natural Conservation designation on the
westernmost part of the site, and Parks and Open Space designation on
the inland part of the site.
The Automobile Salvage Yard would continue as an incompatible use
until it ceased to operate. It would then be replaced by light industrial
uses, similar to those in the areas north of the planned Parkway. This
site is designated as a Special Study site, due to its location adjacent to
the Bay and San Pablo Marsh, and the constraint to development posed
by hazardous materials found in this area. The Parkway, shoreline
marsh and San Pablo Creek to the south isolate this site from adjoining
land uses and provide an opportunity to create a unique character over
the long term. Its proximity to the marshes provides an extraordinary
natural setting with excellent views, and it is highly visible from the
adjoining Parkway. This site should be developed as an integrated unit
to take advantage of its special setting.
Strategy 4. Protect and Enhance Areas with High Natural Resource Value
The combination of extensive, relatively undeveloped shoreline, low- lying
topography and two creeks which cross the plan area provide the opportunity
to preserve and enhance the natural hydrologic systems and associated wetland
habitats in conjunction with development. While some existing development
has impacted the baylands and marshlands, significant portions of the plan area
are relatively undisturbed. These areas are generally located where little or no
development has occurred, west and north of the planned Parkway and
adjacent to the shoreline. They include portions of Giant Marsh adjacent to
Point Pinole Regional Park, San Pablo Creek Marsh, and Wildcat Marsh south
of the landfill; delineated wetlands; upland habitat; Rheem Creek; and a
riparian corridor adjacent to the Southern Pacific Railroad tracks. These areas
would be protected from development, and only uses compatible with natural
resource protection, such as limited, carefully designed public access, would be
allowed within the areas. The areas will be designated as Natural Conservation
and Public Access Corridor.
Strategy 5. Develop a Public Access System in the Plan Area, with the Dual
Function of Providing Maximum Feasible Public Access to the
Bay, and Providing a Buffer for Natural Resource Areas.
The Specific Plan public access system would include pedestrian, bicycle, and
vehicular access, and occur in a variety of milieus, along the upland buffer,
across marshland to viewing areas and at the water's edge. More intensive
public access would be provided where there would be minimal impact to
sensitive habitat, such as at the landfill where there is an abrupt transition to
the water and resultant wave energy prohibits marsh conditions. To protect
sensitive habitat for endangered species, public access would be minimized in
the marsh, wetlands, and riparian areas.
The public access system would provide public viewing areas into and through
the marsh, continuous public access along non- sensitive shoreline areas, access
trails to observation points at the bay shore, connection to the Parchester
Village residential area to the east, and regional linkage to Point Pinole
immediately north of the plan area.
A corridor for public access would be a designated use in specific locations
along the shoreline and Rheem Creek in the plan area. The corridor would be
located and designed to buffer sensitive habitats and natural resources from
more intensive uses, such as urban development and active recreation. In
some areas, the corridor would be restricted to pedestrian access and
emergency/ service vehicle use, and elements related to public access, such as
informational signage and seating. This corridor would connect with the Bay
Trail, and passive and active recreation areas. It would be located on the
inland edge of the shoreline within the BCDC 100 foot shoreline band and
along Rheem Creek.
The public access and recreation system described below is shown in Figure 7.
a. Bay Trail. Local, regional and state agencies are planning a continuous
trail that would link the entire Bay Area and provide access to the bayshore.
The Bay Trail will provide regional trail access to the plan area. Currently it is
proposed to be included in the Richmond Parkway right- of- way and would be
constructed as part of the Parkway. This will provide through- trail access
across the Southern Pacific Railroad tracks and connection to adjacent
residential areas, to the Wildcat Creek Trail to the south, and to the Point
Pinole Regional Shoreline to the north.
The Bay Trail would have two access points into the plan area: one at San
Pablo Creek and Parr Boulevard, and the other at the Parkway as it curves
northeast near existing Freethy Boulevard. The Bay Trail would be a paved
multi- use trail.
b. City of Richmond Bicycle Path. A bicycle path along Third Street is
included in the City of Richmond Bicycle Plan. This bikeway connects to the
Wildcat Creek staging area; in the plan area, it is proposed to connect across
San Pablo Creek to Goodrick Avenue and continue north on Goodrick
Avenue to the Bay Trail along the Parkway. The Specific Plan would extend
this trail north of the Parkway to a proposed staging area at B Street
( realigned Freethy Boulevard) and Goodrick Avenue, just south of the
Richmond Rod and Gun Club.
c. Rheem Creek Pedestrian Trail. The Rheem Creek pedestrian trail
would provide local access from Parchester Village and other residential areas
to the east, and would connect with the Bay Trail. This trail would pass under
or over the railroad tracks along the Rheem Creek channel. This trail would
be located on the north side of Rheem Creek within the area designated as
Public Access Corridor. It would be constructed as part of a flood
improvement plan for the creek which would accommodate a pedestrian
pathway in conjunction with a low flow channel, floodplain terrace, and
riparian habitat zones. The flood control improvements would be required in
conjunction with new development on adjacent Office/ Industrial Flex
designated properties. These properties would be removed from the floodplain
as a result of the improvements. The trail combined with the riparian channel
would provide local public access to the area, a corridor for wildlife, and a
visual and open space amenity for the Office/ Industrial Flex District as well as
the public.
d. Shoreline Access. Shoreline access would occur in three settings within
the plan area:
• Immediately adjacent to the water along the northern shore of the West
Contra Costa Sanitary Landfill, with a pedestrian pier constructed at this
site's northwest corner.
• From the planned Richmond Parkway to the Richmond Rod and Gun
Club, generally following the western edge of the Freethy Industrial
Subdivision.
From the Richmond Rod and Gun Club to the jetty observation point.
C. Land Use Designations
The Specific Plan defines eight land use designations for the plan area.
Figure 6, the Specific Plan Land Use Map, delineates the location and extent
of the land use designations in the plan area. The purpose of the designations
and the uses allowed within each designation are described below. Figure 7,
Public Access and Recreation, shows the location of public access and
recreation provisions. Development standards, which establish minimum
requirements for development activities, are contained in Section D of this
chapter. Performance standards common to all land use designations are also
contained in Section D of this chapter. Table 6 in Chapter 7 shows applicable
zoning districts for both the City and County.
1. Light Industrial
a. Purpose. The Light Industrial land use designation is intended to
accommodate existing industrial land uses while allowing new cleaner industrial
uses with limited impact on the surrounding area to locate on vacant lands and
to replace older uses as they are abandoned. Upgrading the perimeter areas of
existing uses is encouraged. New development will be controlled through
development standards and design guidelines to ensure compatibility between
the allowed uses and the adjacent natural conservation areas. The appearance
of each site, building or industrial operation within this designation should be
attractive, and the district as a whole should have the appearance of a cohesive
development.
b. . Allowable Uses. Light Industrial uses are characterized by warehouse-like
space which may have accessory office space intended to serve the
industrial use, including administration, record keeping, drafting and research
and development offices. The types of uses allowed in this district include light
manufacturing and assembly plants, commercial nurseries, engineering,
management and special trade contractor's offices and related services, and
distribution centers. These uses could be housed in either single or multi-occupant
structures. All uses allowed in the Office/ Industrial Flex district
( described below) are permitted in the Light Industrial district. Within the
County, development permits for these and other uses in the Light Industrial
District will be subject to review under Section 84- 66, P- l; Planned Unit
District, of the Contra Costa County Zoning Code. Within the City, other
industrial uses are allowed as a conditional use, as provided for under Section
15.04.320.040, Conditional Uses of the Revised City of Richmond Zoning
Code. Any use permitted in the Heavy Industrial District may be permitted
with a Conditional Use Permit in the Light Industrial District, provided such
use, due to its limited nature, modern devices, building design or other features
or method of operation or development will conform to the intent of the Light
Industrial District and will be no more objectionable than the uses permitted in
such district.
c. Special Study Area Designation. The special study area designation in
the Light Industrial development district is intended to ensure that
development in this area minimizes its impact on the adjacent San Pablo Creek
Marsh while capitalizing on the locational advantage offered both by the marsh
and the Parkway. Special attention should be given to how development
relates to the adjoining marsh and how the marsh is protected from further
degradation caused by runoff associated with urban activities and hazardous
materials. This site offers an excellent opportunity to set the visual and
physical character for the Specific Plan area as a whole.
2. Heavy Industrial
a. Purpose. The Heavy Industrial designation is intended to accommodate
existing heavy industrial uses while upgrading their physical and visual
Figure 6 S. P. Land Use Map 11 x 17
back of Figure 6
Figure 7 Access 11 x 17
back of Figure 7
appearance. This designation is important for meeting the market demands
and employment needs of the community. The designation provides for those
operations which require relatively low land costs, good accessibility and less
stringent development standards than required in the Light Industrial district.
Heavy industrial and limited commercial uses that may not be compatible with
other land uses are allowed. The designation concentrates such activities in
the area south and east of the Parkway to minimize potential conflicts with
adjacent, less intensive land uses. With the Parkway on the west and north,
Parr Boulevard on the south and Heavy Industrial zoned land in the County on
the east and south, the area designated Heavy Industrial is contained within
distinct boundaries which effectively separate it from other less intensive use
areas. While the quality of on- site improvements in this area commonly is
lower than that anticipated for the Light Industrial district, perimeter screening
of sites and open storage areas are required to ensure a visual character in
keeping with the overall image of the plan area. Heavy Industrial uses are
likely to have the greatest range of environmental impacts, especially on
wetland areas; therefore, the Heavy Industrial uses have been located away
from the shoreline and riparian corridors.
b. Allowable Uses. Heavy Industrial uses include warehouse/ industrial and
heavy manufacturing, with little or no accessory office space. Industrial
activities in this category include but are not limited to manufacturing, printing
and publishing, contractors' storage yards, warehouses, machine shops, and
commercial nurseries. All permitted uses in the City of Richmond M- 3: Heavy
Industrial District and in the County's Heavy Industrial district are allowed,
subject to the standards set forth in this Specific Plan. Conditional uses
permitted are the same as those permitted in the City's M- 3 district and the
County's Heavy Industrial district.
3. Office/ Industrial Flex
a. Purpose. The intent of this designation is to provide for the exclusive
development of modern, non- nuisance industrial space, office, and warehouse
facilities. The principal development and employment- generating uses allowed
in this development district are characterized by research, product development
and related activities ( including prototype manufacturing); small business
incubator space; office; and support retail intended to serve the immediate
area. This use category includes off- price warehouse retail, small professional
services, entrepreneurial businesses, high technology firms, sales and service
companies, support retail, and general office. It accommodates the creation of
campus- like environments for corporate headquarters, research and
development facilities and office or warehouse uses in high quality single or
multi- occupant buildings.
b. Allowable Uses. Uses allowed under the Office/ Industrial Flex
designation include but are not limited to non- nuisance light manufacturing,
incubator- research facilities, testing, repairing, packaging, publishing and
printing, offices, administrative activities, research and development facilities,
membership- type retail warehouse sales facilities, distributing facilities utilizing
light delivery trucks, and corporate headquarters. In addition, certain
complementary uses such as finance, retail and service businesses and offices
( including service stations, restaurants and child care facilities) which are
intended to directly serve the needs generated by the uses allowed within the
district or the needs of residents in the surrounding area are allowed under a
conditional use permit.
4. Natural Conservation
a. Purpose. The primary purpose of this land use designation is to protect
and enhance the habitat value of mudflats, marshes, wetlands, riparian
corridors and adjacent upland areas which provide critical habitat for sensitive
species. The ability of the resource enhancement programs proposed by this
Plan to successfully maintain the ecological integrity of the plan area is directly
linked to clearly delineating environmentally sensitive areas while providing for
complementary development in upland areas. This is achieved by establishing
the Natural Conservation land use designation in the plan area. The Natural
Conservation designation generally extends bayward from the six- foot elevation,
defined as the shoreline for the purposes of this plan, and also includes
delineated wetlands and riparian areas. Except in the area of the Rod and
Gun Club, it is adjacent to the Public Access Corridor, which extends in most
areas 100 feet inland of the six- foot contour.
Wildlife habitat is consolidated within the Natural Conservation area so that
large habitat areas are preserved rather than small, isolated pockets which can
be easily degraded and lost as a result of development. Within the Natural
Conservation designation, existing marsh and other wetlands are protected
from development and enlarged. Substantial areas of upland, important as
refuge to marsh- dependent wildlife, are also preserved. Marsh and wetland
restoration and habitat enhancement within the Natural Conservation area will
occur through both natural processes and specific restoration actions outlined
in Chapter 7, Implementation.
The following areas are included within the Natural Conservation land use
designation indicated on Figure 6.
• A remnant of Wildcat Marsh, part of the landfill site, that has been cut
off from tidal action
• San Pablo Creek Marsh
The shoreline north of San Pablo Marsh connecting to Giant Marsh and
Point Pinole at the northern boundary of the plan area
• Seasonal fresh water wetlands and riparian corridors along Rheem
Creek and the Southern Pacific Railroad tracks.
b. Allowable Uses. Open space which may include authorized restoration
and enhancement activities within the area is allowed. In the Rheem Creek
natural conservation area, flood control improvements are allowed if they are
designed in a manner that is environmentally sensitive and implemented in
conjunction with wildlife habitat enhancement and compatible public access
improvements.
5. Public Access Corridor
a. Purpose. As noted earlier, this corridor extends in most areas 100 feet
inland of the six foot contour. The corridor is adjacent to wetlands, marshland,
riparian areas, and the shoreline. This corridor is intended to maximize public
access to the shoreline in a manner and location consistent with natural
resource protection. To this end, in areas near sensitive wildlife habitat, public
access improvements will occupy only the inland half of the corridor, with the
outboard half protected as a buffer between wildlife and human uses.
b. Allowable Uses. Uses in this corridor are limited to public access
provisions and trails as indicated on the Specific Plan Public Access and
Recreation Map ( Figure 7). Elements related solely to the use of the corridor
for public access and as a buffer for wildlife habitat, such as informational
signage, seating areas, observation points, fencing, parking and restrooms are
permitted. No other urban uses are permitted within the public access
corridor. In two locations, shown in Figure 7, trails are restricted to pedestrian
access, except for maintenance and emergency vehicles authorized to perform
maintenance or service functions on the trail. New structures and
impermeable paving are not permitted in these two areas.
6. Parks and Open Space
a. Purpose. The Parks and Open Space designation is intended to increase
the opportunities for public recreation in the shoreline environment This land
use category provides usable parks and open space within the plan area and
connected to the Public Access Corridor, for passive and active recreational
and educational activities. Interpretive centers and picnic areas are
appropriate amenities for this land use category.
This designation applies to two sites with existing uses: the West Contra Costa
Sanitary Landfill Site and part of the Richmond Rod and Gun Club site. The
closure plan for the West Contra Costa Sanitary Landfill site and the Contra
Costa County General Plan designate the site as Open Space; however, an
interim use may be approved. The proposed interim use, a recycling center,
would eventually be terminated, and the site used for parks and open space.
However, the projected life of the interim recycling facility is indefinite and
could last 30 years or more. Termination of the recycling center could depend
upon availability of an alternate site or lack of demand.
The Richmond Rod and Gun Club will continue in its existing use as a
permitted use until it ceases operation, at which time the western part of it
would change to a Natural Conservation Area. ( The western part consists of
two rock jetties and connecting shoreline.)
b. Allowable Uses. These areas include parks, open space and areas
identified as having visual or other natural resource significance that should be
protected through the development review process and retained for public use
for either passive or active recreation, and for access to the shoreline for
public enjoyment. Uses include parks, vista points, pedestrian and bicycle trail
corridors, fishing, and undeveloped open space. Uses allowed with a
conditional use permit include golf courses, playing fields, recreational
buildings, interpretive centers, outdoor amphitheaters, a single- family dwelling,
nurseries, grazing of livestock, keeping of domesticated farm animals, riding
academy, rod and gun clubs, and similar uses.
7. Class I Waste Disposal Site
This 28 acre site, located within the West Contra Costa Sanitary Landfill site,
was used for disposing of toxic wastes. This facility has not received wastes
since 1986 and is in the process of closing. The closure plan is under review
by regulatory agencies and closure is estimated to be completed in 1996 or
1997. The closure plan calls for the area to remain as open space. However,
because of toxicity issues, the area must remain fenced and be monitored for a
period of 30 to 50 years prior to public use being allowed. This area is
designated by the Specific Plan as a Class I site, since there is no possible near
term use of the area. The fencing and closure of this facility shall be designed
to complement interim public trail access to the remainder of the landfill site
and the future use of the larger landfill site for public recreational activities.
a. Purpose. The Class I Waste Disposal Site designation should apply only
to the 28 acre Class I facility of the West Contra Costa Sanitary Landfill. It is
intended to acknowledge the long- term closure of the site.
b. Uses. No public or private use other than use as a closed Class I
hazardous waste disposal site shall occur.
D. Land Use Designations Summary
The plan area includes both land area and submerged area. Of the total
acreage of 1,951 acres, only 908 acres are not submerged. The land use
designations apply to these 90S acres. Of the 908 acres, about 32 percent
( 288 acres) are marshlands or wetlands, within the U. S. Army Corps of
Engineers jurisdiction. Acres within each of the eight designations are shown
in Table 1. Land designated for employment- generating uses in the Light
Industrial, Heavy Industrial and Office/ Industrial Flex categories total 319 acres
or 35 percent of the 908 acres and 51 percent of the " dry" land. Land
designated for natural conservation, parks and open space and public access
total about 561 acres or about 62 percent of the 908 acres, including the 288
acres of marshlands and wetlands. The remaining three percent is accounted
for by the 28- acre Class I waste disposal site.
E. Development Standards
1. Performance Standards
a. Health and Safety. All uses shall be planned, developed, conducted and
operated in such a manner that noise, smoke, dust, odors and waste of any
kind are confined and/ or purified on- site so as to control pollution of air, soil
or water to meet the standards or requirements of the applicable reviewing
agency and in a manner to eliminate any detrimental effect on the public
health, safety and welfare; conserve the adjacent environment; and be in
harmony with the objectives of the Specific Plan.
Table 1
SUMMARY OF LAND USE ALLOCATIONS
Land Use Designations
Heavy Industrial
Light Industrial
Office/ Industrial Flex
Parks, Open Space and Public Accessb
Natural Conservation
Class I Waste Disposal
TOTAL
Land Area
( acres)
147
34
138
152
409
28
908a
Percent
of Total
16%
4%
15%
17%
45%
3%
100% b
a Of the 908 acres, about 288 or 32 percent are marshlands or wetlands, within the U. S. Army
Corps of Engineers' jurisdiction.
b Includes landfill site.
b. Nuisance. All activities and uses in the plan area shall meet the
standards of operation as set forth under Section 15.04.840 of the City of
Richmond Draft Zoning Code ( or the closest applicable section upon
approval). Uses which emit dust, smoke, fumes, noise, brilliant light, or are
otherwise offensive to the senses or whose operation interferes with
development or enjoyment of other property in the vicinity may be established
in the Heavy Industrial district only after determining specific conditions for
the use to prevent the creation or maintenance of a nuisance beyond the
boundaries of the Heavy Industrial district. It is generally anticipated that the
plan area, with the exception of the Heavy Industrial district, will be restricted
to non- nuisance uses.
All uses shall comply with the regulations of the Bay Area Air Quality
Management District, the Regional Water Quality Control Board, the San
Francisco Bay Conservation and Development Commission, the State and
County health departments, and any other regulatory agencies which exist or
may be established to ensure environmental quality in the San Francisco Bay
Region. Any conflicts resulting from these development standards and those
of another agency shall be resolved to the mutual satisfaction of the agencies.
2. Development Standards
This section describes standards for development in the plan area. Table 2,
Development Standards, sets forth minimum requirements for lot area,
coverage, floor area ratios, height, setbacks and parking, except as allowed
through the City and County development and design review process, planned
area process or as otherwise authorized by the Specific Plan. These standards
are intended to create a harmonious, high quality development character within
each district, to allow existing uses to continue while eliciting appearance
upgrades, and to encourage flexibility in building and site design. The design
guidelines presented in Chapter 6 of this plan should be used to augment these
development standards in guiding new development and expansions or
alterations to existing development.
3. Supplemental Development Standards
Review for consistency with the following standards shall occur through the
City's Public Development Review Board ( PDRB), or through the County's
equivalent design review process.
a. Height of Structures. Height of buildings and structures shall be
reviewed for compatibility with the shoreline, paths, parks, dedicated open
space, and marshland. Allowed building height may be reduced if it is found
that the building or structure would adversely impact the air, light or visual
quality of these areas, or may obstruct views from other buildings.
Exceptions to the height limitation in the Heavy Industrial and Light Industrial
districts may be granted by the City or County, if it is found that the exception
would not interfere with views and that the use to which the exception would
be granted is necessary to foster other local or regional goals, such as
employment generation.
b. Side Yards. Subject to the approval of the City or County, contiguous
parcels under the same ownership may have no side yard setback ( zero- lot
line), provided that the minimum setback otherwise required for side yards is
maintained for the remaining side yards. Contiguous parcels under separate
ownership may have zero lot- line development provided a joint agreement
between the property owners is submitted in conjunction with a development
plan for both parcels.
Table 2
DEVELOPMENT STANDARDS
Development Requirement
Minimum Lot Area
Minimum Lot Width ( feet)
Maximum Building Heighta ( feet)
Floor Area Ratio ( FAR) d
Light
Industrial
½ acre
125
b35
.40
Heavy
Industrial
1 acre
100
75
.40
Office
Industrial
Flex
1/ 2 acre
125
35b
.40
Building Setback ( feet)
Front Yard
Side Yard
Street Side Yard
Rear Yard
Building Setback from Natural
Conservation District
Setback from Parkway
15'
10'
15'
6'
20'
50'
15'
0'
15'
0'
N/ A
50'
0
0
0
0
0
50'
Parking Area Setbacks ( feet)
Front Yard
Side/ Rear Yard
Minimum Landscaped Area
Loading
Parkingc
Type of Land Use
Light Industrial Assemnly and
Manufacturing
Warehouses
Office Uses
10
5
10%
Per code
10 -
5
10%
Per code
15
5
15%
Per code
Parking Space Requirements
As per City and County codes as applicable.
As per City and County codes as applicable.
As per City and County codes as applicable.
a Lower height may be required to avoid air, light or visual quality impacts; see Chapter 4, Section
E. 3a of the Specific Plan.
Height exception up to 45 feet for structures necessary to the operation of the use.
c Parking requirements are the same as those in the City of Richmond Draft Zoning Ordinance,
Section 15.04.830.060.
With additional study and mitigation for cumulative traffic impacts, the floor area ratio ( FAR) may
be increased to .65 with the approval of the City or County Planning Commission. Mezzanines
shall not be included in the calculation of FAR, provided that the following conditions are met:
1) the mezzanine is no larger than 33% of the first floor area: and 2) there is minimal traffic
generated from the use of the mezzanine ( e. g., few employees are stationed within the area).
c. Outdoor Screening of Mechanical Equipment.
( 1) Ground- mounted Equipment. All ground- mounted equipment,
including pad- mounted transformers, telephone switch boxes, and gas meters
shall be screened from the view of public rights- of- way and from the view of
adjacent properties. Whenever possible, appurtenances for utility services shall
be installed at the rear of the structures to which service is provided.
( 2) Wall- mounted Equipment. Wall- mounted equipment, including
various meters, shall be screened by landscaping, masonry wall with
landscaping, or wall- mounted screening devices such as cabinets or partitions
which are architecturally compatible with the structure.
( 3) Roof- mounted Equipment. All roof- mounted equipment
including but not limited to fans, vents and cooling towers shall be screened in
a manner which is architecturally integrated with the structure so as not to be
visible from the immediate ground level, the ground level of adjacent
properties, and the proposed Parkway. Overall screening height shall be the
height of the highest element of roof- mounted equipment. Roof- mounted
equipment and visual screens shall be painted or otherwise treated in such a
manner as to match the color of the roof. Roof color should be compatible
with the building color. Roof- mounted equipment shall not exceed 20 percent
of roof area.
( 4) Storage Tanks and Process Equipment. Storage tanks and
process equipment shall not be allowed in front yards. Such tanks and
equipment must be located where they will be the least visible to the public
and must be screened from view. No storage tanks or process equipment shall
be located between any street and the respective building setback line. All
screen walls should be of similar material to the building and painted to match.
d. Parking. Loadine. Outdoor Storage, and Refuse Area Requirements.
All uses shall provide adequate space for parking, loading, outdoor storage and
refuse areas on- site. All such spaces shall be screened or landscaped.
( 1) Location. On- street parking shall not be permitted on any public
streets. Off- street parking shall be provided for as set forth in Table 2. No
loading space, dumpster storage or refuse area shall be placed so as to face any
public street or adjacent to the Natural Conservation district or Public Access
Corridor.
( 2) Screening and Landscaping of Parking Areas. Street level views
of all automobile and truck parking areas from public streets shall be screened
within the required setback. Such screening shall include, but is not limited to,
low hedges, berms, shrub masses, screen walls or fences of an appropriate
height to provide visual screening of the lower portion of passenger cars and
trucks.
( 3) Screening and Landscaping of Loading and Outdoor Storage
Areas. Freight docks, loading areas, truck berths, and heavy vehicle and
equipment storage areas shall be screened from all public rights- of- way and
abutting uses, except when the abutting use is determined to be similar in
nature. Such screening shall include, but is not limited to, landscaping and
architectural features, such as walls compatible with the building.
( 4) Screening of Refuse Areas. Dumpsters shall be screened from
the view of public rights- of- way and from the view of adjacent properties.
Such screening shall be compatible with the surrounding buildings and
environment.
e. Landscaping. All landscaping shall meet the provisions of the City of
Richmond's Urban Forest Management Master Plan and Landscape Design
and Development Guidelines, or the requirements of Section 82- 26, Water
Conservation Landscaping in New Developments, of the Contra Costa County
Zoning Ordinance as may be applicable. Landscape plans shall be prepared by
a licensed landscape architect experienced with landscaping in similar shoreline
environments and/ or marsh habitats. All plant materials shall be drought
tolerant, native or well- adapted to local conditions.
( 1) Office/ Industrial Flex District. In the Office/ Industrial Hex
district, a landscape master plan shall be developed for each development to
ensure a continuity of landscape treatments and to establish a uniform identity
for the district. Such master plans shall establish recommended lists of plant
materials, placement of street trees, location of walkways, guidelines for
grading and drainage, treatments for screening, and fence treatments.
Individual master plans should be consistent with the Streetscape Plan shown
in Figure 9.
( 2) Front and Side Yards. Front yards and side yards abutting a
street shall be landscaped and maintained. Street trees shall be planted and
maintained along street frontage within the City or County right- of- way. The
City or County right- of- way, between the curb line and property line abutting
the front or side yard, shall be incorporated into the landscape plan, and
treated and maintained as a unit. The owner, lessee or occupant shall be
responsible for maintaining this area.
( 3) Special Yard Requirements. Landscaping in areas adjacent to the
Natural Conservation district and Public Access Corridor shall be restricted to
native, non- invasive plant materials, selected in consultation with the State
Department of Fish and Game, that will provide a transition from the built
environment to the natural habitat area. In some areas fencing and/ or signage
may be required to ensure that public access is restricted. Such areas should
be identified during the design development process in conjunction with the
Department of Fish and Game.
( 4) Interior Landscaping of Parking Areas. Except in the Heavy
Industrial District, all parking areas shall provide interior landscaping for shade
and visual enhancement. Parking lots shall be landscaped at a minimum ratio
of one ( 1) tree per four ( 4) parking spaces for double- loaded stalls, and one
( 1) tree per six ( 6) spaces for single- loaded stalls.
( 5) General Landscape Requirements.
( a) All unused portions of a parcel shall be maintained for fire
control and clear of debris.
( b) All landscaped areas shall have an automatic irrigation system to
ensure that plantings are adequately watered, in accordance with water- saving
irrigation techniques.
( c) Approved landscaping shall be installed prior to issuance of an
occupancy permit.
f. Signs. All development shall be subject to Section 15.06 et. seq. of the
City of Richmond Municipal Code. Particular attention shall be given to the
compatibility of proposed signs with surrounding development and to
unobstructed views to the Bay. Roof top signs and billboards shall not be
permitted in the plan area.
g. Utility Lines. All utility lines shall be placed underground.
h. Maintenance. Each person, company or corporation utilizing a lot
should at all times maintain such lot in good order. This includes repair and
maintenance of all structures, fences, signs, walks, driveways, lawns,
landscaping, painting, etc. as may be necessary to preserve a high quality as
established by these development standards.
4. Parks and Open Space Development Standards
All buildings, structures and maintenance yards associated with parks and open
space uses shall be reviewed by the City or County review boards prior to
construction. All such buildings must comply with the development standards
set forth for the Special Facilities district. Exceptions to these standards may
be granted by the City or County review boards provided that such exceptions
shall not encroach into or degrade adjacent habitat areas or marshlands.
West Contra Costa Sanitary Landfill Site. Prior to the development of the
landfill site as a park, all applicable federal, State and local regulations and
standards must be met relative to the conversion of the landfill to this use and
the best available technology shall be applied to ensure the protection of the
public health and safety. Full public use of the landfill site is a long- term
objective that can be achieved only when public safety in using the site can be
assured. Long- term open space/ park uses include recreation facilities open to
the public, such as golf courses, playing fields and outdoor amphitheaters. In
areas adjacent to the Natural Conservation district, these uses should be
compatible with protection of natural resources.
5. Public Access Corridor
a. General Requirements
( 1) The Public Access Corridor shall be maintained as an
unobstructed corridor to provide public access, to buffer Natural Conservation
areas, to facilitate movement of wildlife, and to provide a visual and open
space amenity for the public and for employees of the Specific Plan area.
( 2) The Public Access Corridor is generally located on the inland
edge of the shoreline, which is defined as the six- foot elevation.
( 3) Unless otherwise specified, the dimension of the Public Access
Corridor is 100 feet wide, conforming with the BCDC 100 foot shoreline band
requirement.
( 4) The corridor shall be used only for public access, including bicycle
and pedestrian trails, facilities associated with public access, such as seating,
parking and restroom facilities, and by authorized maintenance/ service vehicles.
( 5) Public access should be limited in or near sensitive habitat areas,
if such access would impact sensitive habitats.
( 6) As a condition of approval for development, open space, public
access and conservation easements in the Public Access Corridor shall be
dedicated to a public agency, and maintained through an improvement and
maintenance district, or other provisions sufficient to provide funding for
maintenance throughout the life of the proposed development.
b. Trail Design Standards. The following requirements must be met:
( 1) Trail width shall be a minimum of eight ( 8) feet for multi- purpose
paved trails and five ( 5) feet for pedestrian access trails.
( 2) Where necessary, fencing or barriers designed to be compatible
with natural areas and educational signage shall be used to protect habitat
areas and public safety.
( 3) Trails and other public access facilities shall be sited to avoid
identified wetland areas.
( 4) All trails shall be accessible to the handicapped and disabled.
c. Specific Requirements. Specific minimum dimensions and requirements
apply to the following areas:
( 1) West Contra Costa Sanitary Landfill Public Access. A 100 foot
public access easement along the northern perimeter of the landfill site is
proposed as part of the landfill closure plan. This is one of the few locations
within the plan area where direct access to the water can occur without
traversing and disturbing sensitive marsh habitat. Both vehicular and non-vehicular
accesses are allowed in this area. Drawing 4 in Figure 8, Circulation
Plan, illustrates the roadway and trail configuration envisioned for this corridor.
In the future, if feasible ( as determined by the regulatory agencies), a public
access trail will continue along the western and southern perimeters of the
landfill site in conjunction with the site's long- term transition to open space
and park use.
Roadway connection to the landfill public access will occur via Parr Boulevard.
A multi- use ( bicycle and pedestrian) trail from the Bay Trail will travel along
the top of the bank of San Pablo Creek, with an at- grade crossing of Parr
Boulevard as it enters the landfill. The entrance to the landfill will be
reconfigured to separate public access to the north shore from traffic entering
restricted areas of the landfill site.
As the landfill comes to closure, the final topography of the northern shoreline
edge and public access area should be sculpted to provide an attractive passive
recreational area with undulating slopes, picnic areas, self- guided interpretive
facilities, and possible marsh or beach restoration in protected areas.
The following standards shall be applied to the development of any public
access trails or open space areas on the site:
A public access area conforming with the BCDC 100 foot shoreline
band requirement shall be provided and maintained along the bay shore.
Public access shall include both vehicular and pedestrian access, parking
and restroom facilities, a pedestrian pier and related amenities
appropriate to public use.
A buffer area of at least 100 feet shall be provided between public
access areas and any operation or activity conducted as part of the
interim recycling center or other interim use. Such buffer area shall
provide visual and noise screening of activities related to the operations
of the landfill or future non- open space activities through the use of
berms, and/ or landscaping.
• The entrance to public access areas shall be clearly signed and such
entrance shall be separate from the main entrance to the facility.
• The public access area shall be maintained by the property owners.
( 2) Shoreline Trail from Richmond Parkway to Richmond Rod and
Gun Club. Public access in this area designated as Public Access Corridor is
intended to enable Bay Trail and local trail users to experience the natural
marsh/ upland setting of the North Richmond area with minimum impact on
sensitive habitat areas. The parcels and roadways in the vicinity of Freethy
Boulevard may be reconfigured as a result of the Richmond Parkway
alignment, bringing the Public Access Corridor immediately adjacent to the
Parkway just below existing Freethy Boulevard. The corridor in this area
includes all land between the Parkway and the six foot contour, as shown in
Figure 7. The Bay Trail will traverse this section of the corridor, intersecting
with a multi- use shoreline trail extending north along the western edge of the
Freethy Industrial Park. This multi- use trail will continue along the corridor,
following the existing public access easement along the western edge of the
Freethy Industrial Subdivision to the Richmond Rod and Gun Club. Here it
will turn eastward along the Gun Club's southern boundary and connect to a
staging area and the Goodrick Avenue multi- use trail. The staging area will
provide parking for trail users and information about the trail and its use.
The plan designates the Rod and Gun Club as Open Space and Parks and the
two jetties associated with this facility as Natural Conservation. These land
use designations allow the Rod and Gun Club to continue. Upon the cessation
of its operation as a gun club, only the uses described in this chapter as
allowed under these land use designations would be permitted on this site.
The future open space/ park portion of the site could function as a destination
for trail users.
( 3) Shoreline Trail from the Rod and Gun Club to the Jetty
Observation Point. North of the Richmond Rod and Gun Club, a pedestrian
path will lead to an observation point on an existing jetty. This jetty,
composed of historic fill, is an existing access which bisects new marsh that has
been created because of the protection from wave action provided by the jetty.
This trail is approximately 3,600 feet in length.
The trail will be limited to pedestrian use, and authorized maintenance/ service
vehicles. The corridor in these locations shall be surfaced with permeable
materials, such as decomposed granite. In order to allow shoreline restoration
activities, the Public Access Corridor should extend 200 feet inland from the
six foot contour.
( 4) Rheem Creek Public Access Corridor. Along Rheem Creek, the
corridor should extend 100 feet northward from top of bank on the north side
of the creek. The trail will be limited to pedestrian use and authorized
maintenance/ service vehicles. Rheem Creek is controlled and maintained by
the Contra Costa County Flood Control District. ( A maintenance road
currently exists along the south side of the creek.) The trail should provide a
pedestrian link from the plan area to the Bay Trail and the Parchester
residential area, east of the railroad tracks. The public access corridor and
pedestrian trail within the corridor shall be provided as part of the flood
control improvements required for Rheem Creek. The trail should connect
with the Bay Trail by passing under or over the railroad tracks. The feasibility
of extending the Bay Trail north along the east side of the Southern Pacific
railroad tracks within the Southern Pacific right- of- way up to the Point Pinole
Regional parking lot should be studied. If a trail along Rheem Creek and over
the railroad tracks is deemed infeasible because of limitations for channel
improvements, this corridor shall be maintained solely as a riparian habitat.
Construction other than trails or facilities directly related to trails, such as
fencing, gates, signage, seating and informational kiosks, designed in
conformance with the Design Guidelines presented in Chapter 6 of this
document, shall not be permitted within the Public Access Corridor, except as
noted below:
• The public access corridor along the landfill site may have picnic
shelters, restroom facilities, self- guided interpretive centers, beach areas,
pedestrian piers, roadways and bicycle and automobile parking areas
designed as part of an overall Master Plan for the site.
• The staging area at Goodrick Avenue and " B" Street ( realigned Freethy
Boulevard) may have bicycle and automobile parking areas, and
restroom facilities.
Chapter 5
CIRCULATION ELEMENT
This element of the Specific Plan identifies the framework for the vehicular
circulation system and establishes roadway standards for the plan area. The
planned Richmond Parkway ( Route 93) will transverse the plan area and
require some reconfiguration of the existing roadway system. New local
roadways are included in the Specific Plan to provide access to development
areas established under the plan. Bicycle provisions are also identified.
Illustrative design sketches for roadways are shown in Figure 8. Additional
design guidelines for roadways are presented in Chapter 6. Pedestrian access is
discussed in Chapter 4, Land Use Element.
A. Circulation Policies
The overall circulation goal of the Specific Plan is to provide safe and
convenient multi- modal access to and within the plan area. The planned
Richmond Parkway is critical to achieving this goal, as it will facilitate flow of
regional traffic through the area and provide improved regional access to
planned land uses in the Specific Plan area. The following policies are
intended to implement the goal of improved access:
1. Roadway System
Provide a safe network of secondary thoroughfare and collector streets,
connected to the planned Richmond Parkway, with enough capacity to
accommodate traffic from planned land uses.
2. Rail Service
Establish safe at- grade railroad crossings at roadways to maximize vehicle,
pedestrian and bicycle safety. Provide a grade- separated railroad crossing at
the planned Richmond Parkway ( Route 93).
3. Transit
Provide improved public transit service connecting the North Richmond
Shoreline Specific Plan area to the overall regional transit system.
4. Emergency Vehicle Access
Provide adequate emergency vehicle access to development areas.
5. Bicycles
a. Establish a bicycle circulation system to tie into the city's Bikeway Plan.
b. Provide public access to the waterfront via a bicycle pathway system.
( For plan policies and provisions for pedestrian systems, see Chapter 4.)
B. Existing Circulation
With San Pablo Bay immediately to the west, Point Pinole Regional Park to
the north, and the Southern Pacific Railroad tracks to the east, regional access
into the plan area is limited to its southern boundary via Parr Boulevard and
Third Street. Segment 3 of the Richmond Parkway is completed south of Parr
Boulevard, providing a direct link to I- 580. Currently all access to local roads
is from Parr Boulevard. Goodrick Avenue traverses the plan area north to
south from Parr Boulevard to north of Rheem Creek. It provides direct access
to industrial sites between Parr Boulevard and Freethy Boulevard. Its narrow
configuration and poor condition limit its function as the principal route
serving existing industrial development. Freethy Boulevard and Elmar Court
are new dead- end roadways serving a small undeveloped industrial subdivision.
These two roadways can only be accessed from Goodrick Avenue. The plan
area currently has substantial local truck traffic, as well as through commuter
traffic on Parr Boulevard.
C. Roadway Classifications and Standards
The circulation system proposed by the Specific Plan is shown in Figure 8, and
described below. Under the Specific Plan, the planned Richmond Parkway will
be the major regional route through the plan area, with Parr Boulevard serving
as a secondary regional access corridor for the surrounding area. A network of
new local roads will be constructed around the new Richmond Parkway to
improve access to designated development areas. Goodrick Avenue will
continue to function as the major north/ south roadway feeding the local street
system.
1. Richmond Parkway ( Route 93)
The planned Richmond Parkway, a project under construction by the City of
Richmond, will be the major thoroughfare in the plan area, bringing in most of
the regional traffic and providing access to the Specific Plan's local roadway
system. Although the Parkway has been completed south of Parr Boulevard, it
has not yet been constructed within the North Richmond Shoreline Specific
Plan area. Currently, regional traffic is funneled along Parr Boulevard. There
is a need to link the Parkway through the Specific Plan area to allow
regional/ subregional traffic to bypass surrounding residential neighborhoods
which now suffer from large volumes of non- residential traffic, and to provide
a connection between I- 580 and I- 80. Completion of this segment ( Segment 4)
of the Parkway will make the plan area more accessible and increase its
development potential.
The Parkway is planned to be a six- lane, 45 mph expressway with a 12- foot
landscaped center median and landscaped right- of- way within a 130- foot right-of-
way. Access along the Parkway will be limited, with no curb cuts to
individual parcels permitted. Four lanes will be built initially, with one
additional lane added in each direction when warranted by the traffic volumes.
The Parkway intersections with Parr Boulevard and Goodrick Avenue are to
be signalized with turn lanes provided on the approaches to intersections. On
the Parkway at Parr Boulevard, the northbound approach will require two turn
lanes; one for left turns and one for right turns. The southbound Parkway
approach at Parr Boulevard will require one left turn lane. At Goodrick
Avenue, the Parkway will require three turn lanes, two for left turns and one
for right turns, in both directions.
The Bay Trail is planned to be constructed on the Bay side of the Parkway,
within the 130- foot right- of- way.
a. Specific Plan Recommendations. It is recommended that, where the
Parkway adjoins the Public Access Corridor, the Bay Trail be separated from
the roadway and be constructed within the Public Access Corridor, rather than
within the 130- foot Parkway right- of- way. Illustration 2 in Figure 8 shows the
recommended landscape design for the Richmond Parkway through the plan
Typical Street
Gateway Street
Cul- de- Sac
Note: Cul- de- Sac may need to be modified
for the landfill.
Richmond Parkway
Bayshore Access Road
Road Near Marsh
Figure 8 11 x 17
back of Figure 8
area. Illustration 2 in Figure 8 also shows the relationship between the Bay
trail and the Parkway.
2. Parr Boulevard
a. Existing Conditions. This two- lane, east- west road connects I- 80 in the
east, with the plan area via Road 20 to Garden Tract Road. The road serves
residential and industrial uses; pavement is average to poor; curbs, gutters and
sidewalks are intermittent. Average roadway width varies from about 20 to 40
feet, being narrowest in the Specific Plan area near Garden Tract Road.
b. Specific Plan Provisions. Parr Boulevard would function as the
secondary thoroughfare in the plan area. It is the only roadway traversing the
plan area, other than the Parkway, which provides access outside the plan area.
As the southern boundary of the plan area, it forms a distinct edge to the plan
area, and its intersection with the Parkway will be a major entryway.
Parr Boulevard is planned to be 44 feet wide, curb- to- curb, within a 60- foot
right- of- way. It would have two 16- foot travel lanes with a 12- foot continuous
two- way left turn lane. The proposed extension of Parr Boulevard north and
west of the landfill would be 24 feet curb- to- curb within a 48- foot right- of- way
( see Table 3). Illustration 1 in Figure 8 shows a typical street cross- section
with street tree planting and landscaping.
3. Local Collectors
The Specific Plan includes four local collector roadways, three of which are
new roadways. Illustration 1 in Figure 8 depicts the typical design standard for
the local collector streets. Goodrick Avenue is the only existing local roadway
which will remain intact under the Specific Plan.
a. Goodrick Avenue.
( 1) Existing Conditions. Goodrick Avenue intersects Parr Boulevard
just east of Third Street and extends northerly, serving a mixed industrial area.
The 18- foot roadway has pavement in poor condition, with narrow shoulders.
Goodrick provides access to Maas Avenue, Freethy Boulevard and Elmar
Court north of Parr Boulevard. Goodrick Avenue ends 1500 feet south of the
northern boundary of the Specific Plan area.
TABLE 3
ROADWAY DIMENSIONS1
ROADWAYS
Parr Boulevard, " A", " B" and " C" Streets, Goodrick
Avenue from Parr Boulevard to " A" Street
Goodrick Avenue ( Bypass to " B" Street)
Goodrick Avenue ( Bypass to " A" Street)
Goodrick Avenue (" B" Street to Rheem Creek)
Landfill Roadway
Cul- de- sac Radius
CURB- TO- CURB
WIDTH ( feet)
44
72
75
34
24
38
RIGHT- OF-WAY
WIDTH
( feet)
60
96
91
60
48
N/ A
1 See Section J of this chapter for additional street development standards.
( 2) Specific Plan Provisions. Goodrick Avenue will maintain its
current alignment south of " B" Street ( realigned Freethy Boulevard) and will
be upgraded as described in Table 3. North of " B" Street it will continue with
a narrower right- of- way as described in Table 3. North of Rheem Creek and
to its terminus near the north jetty, the existing Goodrick Avenue will remain,
but will be used as a pedestrian trail, as shown in Figure 7.
As the only access into the area north of the Parkway, Goodrick Avenue will
function as a gateway into the Office/ Industrial Flex designated area. The
Specific Plan calls for the Goodrick Avenue approach north of the Parkway to
be enhanced with a median and landscaping to reinforce the gateway image of
this intersection.
1These roadway dimensions assume no on- street parking, and 100% buildout of the North
Richmond Shoreline Specific Plan area.
The design and characteristics of Goodrick Avenue vary as it traverses a variety
of conditions in the plan area, as described below:
• 44 feet wide, curb- to- curb, within a 60- foot right- of- way from Parr
Boulevard to " A" Street, as illustrated in Illustration 1 in Figure 8.
• From " A" Street to the Richmond Parkway, a wider curb- to- curb
dimension of 75 feet within a 91- foot right- of- way is required to
accommodate the turn lanes from Goodrick to the Parkway.
• As the gateway into the Office/ Industrial Flex area, Goodrick Avenue
north of Parr Boulevard would have a special landscape treatment,
shown in Illustration 3 of Figure 8. Here a 72- foot wide curb- to- curb
width is required within a 96- foot right- of- way from the Richmond
Parkway to " B" Street to create a gateway statement.
• 34 feet wide, curb- to- curb, within a 60- foot right- of- way between its
southern and northern intersections with " B" Street;
24 feet wide, curb- to- curb, within a 48- foot right- of- way north of the
northern intersection with " B" Street, as shown in Illustration 6 in
Figure 8.
b. " A" Street. " A" Street is proposed to intersect Goodrick Avenue
approximately 600 feet south of the Richmond Parkway. It will provide direct
access to parcels which will be adjacent to the Parkway. Since these parcels
will not be allowed access off the Parkway, " A" Street will be the only means of
ingress and egress. It will end in cul- de- sacs to the east and west of Goodrick
Avenue, extending 800 feet to the west and 1,800 feet to the east. " A" Street
is proposed to be 44 feet wide, curb- to- curb, within a 60- foot right- of- way.
c. " B" Street. " B" Street ( realigned Freethy Boulevard) is proposed to
intersect Goodrick Avenue approximately 700 feet north of the Richmond
Parkway alignment. Since no direct access to individual parcels will be allowed
from the Parkway, the Specific Plan anticipates a consolidation of Freethy
Boulevard and Elmar Court into a single local access road parallel to the
Parkway. By providing a distinctive edge, this road will buffer the adjacent
shoreline from this development area. " B" Street will extend 1,700 feet west of
Goodrick and end in a cul- de- sac. East of Goodrick it will be aligned to serve
this development area. It will curve easterly and northerly before terminating
in a cul- de- sac. This roadway is proposed to be 44 feet wide, curb- to- curb,
within a 60- foot right- of- way.
d. " C" Street. " C" Street is proposed to intersect Parr Boulevard
approximately 700 feet west of the Richmond Parkway, extending 650 feet
north of Parr Boulevard, then looping west and south to again intersect Parr
Boulevard 750 feet west of the easterly intersection, where it extends as a
public access road along the northern boundary of the landfill. " C" Street is
proposed to be 44 feet wide, curb- to- curb, within a 60- foot right- of- way up to
its western intersection with Parr Boulevard; from this intersection westward
the road would provide access through the Public Access Corridor to the
pedestrian pier at the northwestern end of the landfill and would include two
ten- foot travel lanes within a right- of- way of 24 feet.
D. Railroad Operations
Existing railroad operations and Specific Plan provisions are described below.
1. Existing Conditions
Railroad service is now considered to be a vital part of the industrial businesses
in Richmond, and will continue to be in the future. There are two railroad
lines in the Specific Plan area vicinity; the Southern Pacific Railroad borders
the Specific Plan area on the east, and the Atchison, Topeka and Santa Fe
Railroad lies further to the east, outside the Specific Plan area. There are
16 Amtrak and ten freight trains daily on the Southern Pacific line, and four
freight trains daily on the Santa Fe line. The city has conducted a Railroad
Operations Feasibility Study for the areas south of the Specific Plan area, in
the vicinity of the existing rail yards. None of the alternative rail alignments,
consolidating improvements, grade separations or grade crossing projects would
affect the Specific Plan area.
2. Specific Plan Provisions
Railroad grade separation is planned for the Richmond Parkway ( Route 93) as
the Parkway crosses the Southern Pacific Railroad tracks on the plan area
eastern boundary. The at- grade emergency vehicle access proposed to extend
from " B" Street to Morton Avenue should be fenced and gated to restrict use
to emergency vehicles only. This is the only at- grade crossing proposed within
the Specific Plan area.
E. Transit Service
1. Existing Conditions
Public transit is available in Richmond from AC Transit and Bay Area Rapid
Transit ( BART). Currently, there is no service within the plan area. The
closest existing bus route is AC Transit Route 71 running along Rumrill
Boulevard, with a stop at the Richmond BART station. The proposed
Comprehensive Service Plan for AC Transit indicates that the Richmond
BART station will continue to be a transit center, providing connections to
many local lines. Bus transfer stations are located at the Hilltop Mall in
Richmond and Contra Costa Community College in San Pablo. These are
both interim facilities, with permanent facilities planned to be built within the
next five years. The Contra Costa Community College station would be a
time- transfer facility, which is managed so that transferring passengers would
not have to wait for buses. The Hilltop bus transfer station would not be a
time- transfer facility. Route 71 currently runs to both of these bus transfer
stations.
2. Specific Plan Provisions
Public transit should be expanded to serve the proposed develppment in the
Specific Plan area. Local AC Transit line 71 could provide service throughout
the day, extending north up Goodrick Avenue, and continuing through the
Office/ Industrial Flex District along " B" Street. Transit service could

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NORTH
RICHMOND
SHORELINE
SPECIFIC
PLAN
JUNE 1993
B R A D Y A N D ASSOCIATES P L A N N E R S AND LANDSCAPE ARCHITECTS
NORTH
RICHMOND
SHORELINE
SPECIFIC
PLAN
JUNE 1993
Prepared for the
CITY OF RICHMOND
CONTRA COSTA COUNTY
STATE COASTAL CONSERVANCY
By
BRADY AND ASSOCIATES
PLANNERS AND LANDSCAPE ARCHITECTS
In association with
CRANE TRANSPORTATION GROUP
ORION ENVIRONMENTAL ASSOCIATES
PHILIP WILLIAMS AND ASSOCIATES
WARD AND ASSOCIATES
WETLANDS RESEARCH ASSOCIATES, INC.
American
Society of
Landscape
Architects
presented by the
Northern
California
Chapter
in recognition
of outstanding
professional
achievement
HAwonaordr
North Richmond
Shoreline Specific Plan
Richmond, California
City of Richmond
RESOLUTION " A"
RESOLUTION OF THE CITY CROEUSNOCLIULT IOOFN NTOH. E 2 9C- I9T3Y OF RICHMOND APPROVING THE
NORTH RICHMOND SHORELINE SPECIFIC PLAN FOR THE AREA GENERALLY BOUNDED
ON THE NORTH BY POINT PINOLE REGIONAL SHORELINE PARK, ON THE EAST BY
THE SOUTHERN PACIFIC RAILROAD TRACKS AND PARCHESTER VILLAGE, ON THE
SOUTH BY PARR BOULEVARD, AND ON THE WEST BY SAN PABLO BAY ( AREA ALSO
KNOWN AS THE NORTH RICHMOND SHORELINE SPECIFIC PLAN AREA).__________
WHEREAS, the Richmond City Council adopted the Richmond General
Plan by Resolution No. 8481 on September 21, 1964 as the official plan
to guide the future physical development of the City of Richmond; and
WHEREAS, the Richmond City Council adopted the Richmond
Coastline Plan as part of the Richmond General Plan by Resolution No.
44- 73 on March 12, 1973 as a Local Area Plan; and
WHEREAS, on December 9, 1992 the Environmental Assessment Panel,
acting in accordance with the California Environmental Quality Act
( CEQA), the State CEQA Guidelines, and Resolution No. 274- 89 of the
City of Richmond, certified that the Final Program Environmental Impact
Report ( FEIR) for the North Richmond Shoreline Specific Plan has been
completed in compliance with the CEQA and the State CEQA Guidelines, as
amended. This FEIR was prepared for the City of Richmond by Brady and
Associates and consists of two separately bound reports bearing the
following titles and dates:
( 1) Public Hearing Draft - North Richmond Shoreline Specific
Plan EIR. May 1992.
( 2) North Richmond Shoreline Specific Plan EIR - Response to
Comments Addendum, November 1992.
WHEREAS, the Planning Director, pursuant to Resolution No. 274-
89 of the City of Richmond, determined that the effects on the
environment caused by implementation of the Specific Plan, as amended
by Exhibit A of this Resolution, are covered by this FEIR; and
WHEREAS, the Richmond Planning Commission recommended to the
City Council an amendment to the Richmond General Plan for the North
Richmond Shoreline Area by Resolution No. 92- 26 on December 17, 1992 to
address the changes that are occurring as a result of the Richmond
Parkway, the flood control improvements, and near term closure of the
West Contra Costa Sanitary Landfill; and
WHEREAS, the Richmond City Council approved an amendment to the
Richmond General Plan for the North Richmond Shoreline area by
Resolution on March 1, 1993 to address the land use and circulation
changes that are expected to occur in the North Richmond Shoreline
Area; and
WHEREAS, the Richmond City Council on March 1, 1993 held a
public hearing on the draft North Richmond Shoreline Specific Plan: and
WHEREAS, the Richmond City Council finds that the future
development of the North Richmond Shoreline Area can be more
appropriately guided by the adoption of the Specific Plan, as revised;
and
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City
of Richmond, California has reviewed and considered the staff
memorandum with the subject heading of NORTH RICHMOND SHORELINE
SPECIFIC PLAN and such other related information presented to the
Council and accordingly certifies, adopts, states and approves as
follows:
1. That said City Council pursuant to Section 15090 of the State CEQA
Guidelines hereby certifies that it has reviewed and considered
the information contained in the pertinent FEIR described above
prior to reaching a decision on this Specific Plan, and that said
FEIR has been completed in compliance with the California
Environmental Quality Act and the State CEQA Guidelines, as
amended. This certification is made upon the report of the
Environmental Assessment Panel and the Planning Director that the
environmental impact of this Specific Plan, as amended by Exhibit
C, has been adequately addressed in said FEIR prepared for the
City of Richmond.
2. That said City Council hereby adopts the environmental findings
and statement of overriding considerations as approved and
recommended by the Planning Commission in their Resolution No. 92-
27 approved January 7, 1993.
3. That said City Council approves the Public Hearing Draft - North
Richmond Shoreline Specific Plan, incorporated herein by this
reference, as amended by Exhibit A attached hereto and
incorporated herein by this reference.
BE IT FURTHER RESOLVED that the City Council of the City of
Richmond, California directs the City Clerk to keep on file said
document and that the Planning Department maintain a copy of said
document for public inspection.
1 certify that the foregoing resolution was adopted by the city
Council of the City of Richmond at a regular meeting held March 1,
1993.
Ayes: Councilmembers Washington, Niccolls, Corbin, Rogers,
Ziesenhenne, McMillan, Powers, Griffin, and Mayor
Livings ton
Noes: None
Absent: None
EULA M. BARNES
City Attorney
Clerk of the City of Richmond
Approved:
GEORGE L. LIVINGSTON
Mayor
Approved as to form:
MALCOLM HUNTER_____
Certified as a True Copy
North Richmond Shoreline Area Specific Plan
TABLE OF CONTENTS
1. INTRODUCTION 1
A. Background and Plan Purpose 1
B. Planning Process 3
C. Specific Plan Contents 4
D. How to Use This Plan 5
E. Statutory Authority 6
F. Relationship to Other Plans and Regulations 7
2. DESCRIPTION OF PLAN AREA 11
A. Regional Setting 11
B. Local Setting 11
C. General Site Characteristics 12
D. Jurisdictions 17
3. PLAN GOALS 21
A. General Goal and Objectives 21
B. Land Use 22
C. Natural Resources 23
D. Visual Resources 24
E. Circulation and Public Access 25
F. Capital Improvements and Plan Implementation 26
G. Economic Development 26
4. LAND USE ELEMENT 29
A. Land Use Policies 29
B. Land Use Strategies 36
C. Land Use Designations 41
D. Land Use Designations Summary 51
E. Development Standards 52
5. CIRCULATION ELEMENT 63
A. Circulation Policies 63
B. Existing Circulation 64
C. Roadway Classifications and Standards 64
D. Railroad Operations 72
E. Transit Service 73
F. Bicycle Circulation 73
G. Projected Traffic Volumes 74
H. Transportation Demand Management ( TDM) Techniques 75
I. Emergency Vehicle Access 76
J. Street Development Standards 77
K. Roadway Phasing 78
6. DESIGN GUIDELINES 79
A. Introduction 79
B. General Design Guidelines 80
C. Guidelines for Specific Areas
and Design Elements 88
7. IMPLEMENTATION ELEMENT 101
A. Introduction 101
B. Actions Required for Adoption of the
North Richmond Shoreline Specific Plan 101
C. Development Review and Approval Process 106
D. Employment Development Programs _ 108
E. Richmond Enterprise Zone 111
F. Infrastructure Improvements 112
G. Hazardous Waste Remediation 122
H. Natural Conservation, Shoreline Restoration
and Flood Protection Implementation Actions 123
8. ACKNOWLEDGEMENTS 135
A. North Richmond Shoreline Specific Plan
Citizen Advisory Committee 135
B. North Richmond Shoreline Specific Plan
Technical Advisory Committee 136
C. Contributing Staff 137
D. List of Preparers 137
List of Figures
1. Regional Location 2
2. Aerial Photo of Planning Area 13
3. Plan Area Points of Reference 15
4. Jurisdictions 19
5. Shoreline Conditions 33
6. Specific Plan Land Use Map 43
7. Public Access and Recreation 45
8. Circulation Plan 66
9. Streetscape Plan 95
10. Rheem Creek Channel Typical Cross- Section 132
List of Tables
1. Summary of Land Use Allocations 52
2. Development Standards 54
3. Roadway Dimensions 70
4. Year 2005 Project at 100% Buildout 75
5. Streetscape Plan Landscape Treatments 94
6. Applicable Zoning Districts 104
7. Capital Improvement Needs in the Plan Area
and Associated Property Owner Benefits 113
8. Existing Water and Sewer Mains 117
9. Financing Mechanisms for Capital Improvements,
Operations and Maintenance 120
Appendices
A. Table A. Ownership and Parcelization A- l
B. Financing Approaches B- l
Chapter 1
INTRODUCTION
A. Background and Purpose
The North Richmond Shoreline is unique in the metropolitan Bay Area, a
1,951 acre area located on San Pablo Bay near two major transportation
routes, Interstate 580 and SO, in the heart of the East Bay's urban- industrial
complex. Access to this area has been limited in the past, and about 60
percent of the area is undeveloped. In the developed areas, industrial uses
predominate, with some commercial nurseries and very little residential use.
Much of the area is representative of historic San Francisco baylands, with
marshlands and uplands along the shore. Portions of the area have been
identified as important habitat for endangered species.
A number of changes are now occurring or planned in the North Richmond
shoreline area. These include the extension of the Richmond Parkway through
the area, flood control improvements to Wildcat and San Pablo creeks, and the
near term closure of the West Contra Costa Sanitary Landfill. With these
improvements, interest in new development in the area is expected to increase
dramatically. In recognition of the impact new development could have on this
sensitive bay shore environment and its ecological importance to the region,
the area was identified as eligible for funding under the State Coastal
Conservancy's urban waterfront restoration and resource enhancement
programs. The City of Richmond, in cooperation with Contra Costa County
and the State Coastal Conservancy, has sponsored a joint planning effort for
the North Richmond shoreline area. The result of this effort has been to
develop the North Richmond Shoreline Specific Plan.
The overall goal of the North Richmond Shoreline Specific Plan is to recognize
the unique character of the plan area and to guide and regulate development
in the area in a manner that improves its image, benefits community residents,
and accommodates a reasonable level of development within a framework of
conservation and public access to the Bay.
FIGURE 1
Regional Location
NORTH
RICHMOND
SHORELINE
SPECIFIC
PLAN
BRADY AND ASSOCIATES, INC. PLANNERS AND LANDSCAPE ARCHITECTS
The plan area is located in both the City and the County and both have
jurisdiction over land use decisions. The Specific Plan, once adopted, will be
used by both jurisdictions to guide and regulate development and conservation
activities in the plan area. The primary funding source for the development of
this Specific Plan is the State Coastal Conservancy's Urban Waterfront
Restoration and Resource Enhancement Grant Program. The Conservancy
has been actively involved throughout the planning process, participating in
plan development and providing technical guidance regarding approaches to
resource enhancement.
B. Planning Process
In early 1989, the North Richmond Shoreline Citizen Advisory Committee
( CAC) was established to advise and participate in the planning process, and a
Technical Advisory Committee ( TAC), comprised of representatives of
agencies with jurisdiction or interest, was formed to review and provide input
on technical and regulatory matters. Early in the planning process, the
environmental and social conditions present in the plan area were documented
in the Existing Conditions Analysis. Opportunities and constraints to
development, conservation and public access were identified. With the
assistance of the CAC and the TAC, specific goals and objectives for
development and natural resource enhancement were identified. ( These goals
are included in Chapter 3 of this document.) These goals and objectives
provided the framework for formulation of three land use alternatives which
included land use, circulation, public access and natural resource enhancement
recommendations. The CAC reviewed these alternatives and recommended
that one be further developed as the Specific Plan.
Following review of the alternative recommended by the CAC, representatives
of the State Department of Fish and Game and the U. S. Fish and Wildlife
Service requested that they be allowed additional time to conduct field surveys
of the plan area to verify the presence and condition of wetlands and wildlife
habitats within the baylands, and to more precisely evaluate the potential
effects of the recommended alternative on biological resources. A U. S. Fish
and Wildlife Service representative and a State Department of Fish and Game
representative conducted field visits in June 1991, and identified areas as
potentially having wetland characteristics. These areas were larger than those
which had been delineated earlier by the U. S. Army Corps of Engineers, and
which had formed the basis for decisions made in formulation of the initial
three alternatives. Based on this evaluation, U. S. Fish and Wildlife Service
representatives recommended modifications that resulted in a new alternative,
called Alternative B. Because the U. S. Fish and Wildlife's Survey was not
complete and is subject to further verification, the decision was made to
incorporate these preliminary findings into an alternative rather than the
proposed plan. Alternative B was reviewed by the CAC, which decided that
Alternative B should be evaluated in detail in the EIR as the Mitigated Plan
Alternative.
The Draft Specific Plan was reviewed in public hearings by the Planning
Commission and City Council of the City of Richmond, and the Planning
Commission and Board of Supervisors of Contra Costa County. The North
Richmond Shoreline Specific Plan Environmental Impact Report was reviewed
and certified by the City's Environmental Assessment Panel and reviewed by
the Richmond City Council and Contra Costa County Board of Supervisors.
At the direction of the City Council and Board of Supervisors, Alternative B
was selected as the preferred plan for the North Richmond planning area, and
this final Specific Plan, which includes revisions to the Draft Plan, has been
prepared. The Specific Plan was adopted by the City of Richmond on
March 1, 1993 and by Contra Costa County on June 22, 1993, and will be used
by both jurisdictions to guide development and conservation in the plan area.
Appropriate amendments and revisions to the City and County General Plans
and General Plan maps were made before the Specific Plan was adopted.
These changes are described in Chapter 7, Section B of this Final Plan.
C. Specific Plan Contents
This Specific Plan details land use and circulation policies, standards, and
regulations, capital improvement requirements, and design guidelines to guide
development and conservation in the plan area.
This document also includes a description of the plan area in Chapter 2, and in
Chapter 3, Plan Goals, which provide a framework for the land use, circulation,
natural resources enhancement and public access policies of the plan.
The Specific Plan includes the following elements:
Land Use Element, which sets the land use pattern and standards for
uses allowed in the plan area;
Circulation Element, which establishes a circulation system necessary to
provide both pedestrian and vehicular access and to accommodate the
demands generated by development under the land use scheme;
Design Guidelines, which are recommendations for site planning,
building and open space relationships, architecture and landscape design
and public access; and
• Implementation Element, which describes steps needed to implement
the plan, including General Plan and zoning changes, phasing and
apportionment of capital improvements, and action programs for
conservation.
The required environmental impact documentation ( EIR) is contained in a
separate document, the North Richmond Shoreline Specific Plan Environmental
Impact Report. The EIR includes recommended mitigation measures for the
Draft Specific Plan, as well as an analysis of plan alternatives, including the
environmentally superior alternative, Alternative B. ( Alternative B was
adopted as the Specific Plan.)
The Specific Plan has a companion technical memorandum which details the
existing conditions analyzed in preparation of the Specific Plan. This Existing
Conditions Analysis details the opportunities and constraints for development
and natural resource conservation in the area, and was used during the
planning process as baseline information.
D. How to Use This Plan
As adopted by the City of Richmond and Contra Costa County, the Specific
Plan provides a public document that defines the amount, type and location of
development that will be permitted in the plan area. The Plan also establishes
development standards, and sets forth design guidelines for that development.
It identifies locations and standards for conservation of natural resources and
public access in the plan area. The Plan recommends specific actions to
implement the plan and financing methods and sources to fund improvements.
Development proposals in the plan area will be subject to review by the City
and County for consistency with the Specific Plan. The Specific Plan
document will be used by City and County staff to review development
proposals in the plan area, and to advise applicants of the consistency of their
proposals with the plan. The document is also intended to be used by
applicants in designing and formulating their development proposals.
Development proposals would also be reviewed by City and County staff for
potentially significant environmental effects. If a development proposal is
consistent with the Specific Plan, its environmental effects are likely to have
been assessed in the North Richmond Shoreline Specific Plan Environmental
Impact Report, and further assessment may be limited to site- specific impacts of
the project.
Approval of all development permits in the Specific Plan area will be subject
to review under Section 15.04.840 et. seq. of the Revised City of Richmond
Zoning Code, and Section 84- 66, P- l: Planned Unit District, of the Contra
Costa County Zoning Code.
Exemptions. Where undue hardships, practical difficulties, or consequences
inconsistent with the general purposes of this Plan result from the literal
interpretation and enforcement of provisions imposed by this Plan, the City or
County, upon receipt of a verified application from the owner of the property
affected, stating fully the grounds of the application and the facts pertaining
thereto, and upon its further investigation, may grant adjustments in
accordance with applicable sections of the Richmond Municipal Code or the
Contra Costa County Municipal Code under such conditions and safeguards as
it may determine, consistent with the general purposes and intent of this Plan.
Other basic requirements of this Plan shall not be eliminated, but adjustments
thereof may be permitted provided such adjustments are consistent with the
general purpose and intent of this Plan.
E. Statutory Authority
Under California Law ( Government Code Section 65459 et. seq.), cities and
counties may use specific plans to develop policies, programs, and regulations
to implement the jurisdiction's adopted General Plan. The specific plan
frequently serves as a bridge between the General Plan and individual
development master plans.
This Specific Plan has been prepared in a manner consistent with the
requirements of State Planning and Zoning Law, Article 8. Specific Plans. As
prescribed by law, the plan includes text and diagrams which specify the
following:
1) The distribution, location and extent of the land uses, including open
space, within the area covered by the plan.
2) The proposed distribution, location, extent and intensity of major
components of public and private transportation, sewage, water drainage,
solid waste disposal, energy and other essential facilities proposed to be
located within the area covered by the plan and needed to support the
land uses described in the plan.
3) Standards and criteria by which development will proceed, and standards
for the conservation, development and utilization of natural resources,
where applicable.
4) A program of implementation measures including regulations, programs,
public works projects and financing measures necessary to cany out the
plan.
5) A statement of the relationship of the Specific Plan to the General Plan.
F. Relationship to Other Plans and Regulations
The plan area is within both the City of Richmond and Contra Costa County,
as shown in Figure 4. Policy documents and ordinances of both these
jurisdictions already exist to guide development in the plan area. State and
regional agencies also exercise jurisdictional authority over development
activities in the plan area. The following City and County plans and policy
documents apply to the plan area:
City of Richmond General Plan
City of Richmond Coastline Plan ( a local area plan)
City of Richmond Zoning Ordinance
Contra Costa County General Plan
Contra Costa County Zoning Ordinance
The North Richmond Redevelopment Plan, Contra Costa County
The Shoreline Conservation and Development Strategy, City of Richmond
1. Relationship to the City of Richmond General Plan
The policies and objectives of the Specific Plan are consistent with the broad
goals of the Richmond General Plan. It also promotes many of the policies of
the Richmond Coastline Plan. The Specific Plan specifically implements Goal
M of the General Plan, which is:
Assist in balancing the environmental, social and economic values
of the Bay and adjacent areas when formulating plans for future
development in Richmond. Use the area's resources to produce a
kind of growth that will benefit residents of the community within a
framework of conservation, public access to the Bay, and economic
feasibility. 1
Coastline Plan policies which are implemented by the Specific Plan include the
following:
1) Discourage scattered development of industry. Accommodate non- water-related
industries in areas that are already committed to industry, but
under- utilized, such as:
• The area north of North Richmond which is shown as industrial in
the North Richmond San Pablo Bay Plan;....
2) Promote circulation facilities in the Coastline Area that will assist inland
residents in taking advantage of the shoreline. Stress that the design of
these facilities should not block access to the waterfront.
3) Encourage development of a system of hike/ bike trails throughout the
Coastline Area as shown on Plate 13, Regional Recreation.
4) Require that all new major waterfront developments provide a reasonable
degree of free permanently guaranteed access to the shoreline, with
adequate links to inland areas.
5) Discourage new development on the marshes or mudflats of the Coastline
Area.
Although the Specific Plan conforms to the policies and objectives of the
Richmond General Plan, the General Plan has been amended prior to
adoption of the Specific Plan. These amendments include changes to the
General Plan, particularly the Land Use Map and maps of the Richmond
Coastline Plan. The specific amendments are outlined in Chapter 7, Section
B. 1 of this Plan.
Although the Specific Plan does not provide for housing within the plan area
by providing jobs for local residents, it is consistent with the City's Housing
Element goals to balance jobs and housing within the local community.
1 Concise Plan, pg. 11.
2. Relationship to the Contra Costa County General Plan
The policies and objectives of the Specific Plan are consistent with the relevant
goal of the North Richmond Redevelopment Plan, which implements the
Contra Costa County General Plan. The Specific Plan would " revitalize and
expand industrial and employment related development in the northern portion of
the redevelopment area". The County has processed a General Plan
Amendment concurrent with the Specific Plan to ensure consistency.
Please refer to Chapter 7, Section B for actions taken prior to adoption of the
Specific Plan.
Chapter 2
DESCRIPTION OF PLAN AREA
A. Regional Setting
As illustrated in Figure 1, the plan area is located in western Contra Costa
County, along the shoreline of San Pablo Bay. Part of the plan area is within
the City of Richmond and part is in an unincorporated area of Contra Costa
County. It is approximately 12 miles north of Oakland and 19 miles northeast
of San Francisco. The City of San Pablo is located directly east of the plan
area. Regional access to the area is available from Interstate 80 and
Interstate 580. Interstate 80, a major north- south limited- access freeway which
passes about 2.5 miles east of the plan area, links the area to other East Bay
cities and provides connections with major east- west routes such as
Interstate 580, the Oakland Bay Bridge, and State Routes 4 and 24.
Interstate 580, which is located about 3 miles south of the plan area, provides a
connection via the Richmond- San Rafael Bridge to Marin County and
Highway 101.
B. Local Setting
The plan area consists of a crescent- shaped area of shoreline between Point
San Pablo and Point Pinole in the northwestern portion of the City of
Richmond. The plan area of 1,951 acres includes roughly 4 miles of shoreline,
and extends inland from the shoreline about 2,500 feet on average. Figures 2
and 3 show the limits of the plan area and its relationship to the surrounding
environs. Point Pinole Regional Park is north of the plan area and a portion
of it overlaps the northern boundary of the plan area. The Southern Pacific
Railroad tracks form much of the area's eastern boundary. The residential
community of Parchester Village is located just east of the railroad tracks near
the north end of the plan area, and the Hilltop Mall is about 1.5 miles east of
the area. As shown in Figure 2, to the south of Parchester Village, the area
between the plan area and Giant Highway is occupied by industrial
development. San Pablo Creek parallels the southern boundary of the plan
area just south of Parr Boulevard until it turns northward at Garden Tract
Road, bisecting the site, before emptying into San Pablo Bay. The area
immediately south of the plan area, between San Pablo Creek and Wildcat
Creek, is occupied predominantly by commercial nurseries and assorted
industrial/ warehouse type uses. South of Wildcat Creek is the unincorporated
residential community of North Richmond. Wildcat Marsh is located
southwest of the plan area and beyond the marsh is the Chevron USA
Refinery. The Richmond Civic Center is located about 3.5 miles southeast of
the plan area.
Local access to the plan area is currently provided by Parr Boulevard, 3rd
Street, and Sections 2 and 3 of the Richmond Parkway. Parr Boulevard, which
forms the southern boundary of the plan area, provides access to the area from
the City of San Pablo to the east via connections with Road 20, Rumrill
Boulevard, and Giant Highway. The 3rd Street/ Filbert Street corridor provides
access from the south via Castro Street and 7th Street. Sections 2 and 3 of the
Richmond Parkway run from Castro Street north, parallel to 3rd/ Filbert
Streets.
The right- of- way for the planned Richmond Parkway, which will connect
Interstates 580 and 80, bisects the plan area.
C. General Site Characteristics
The plan area consists of relatively flat shoreline plain with few significant
changes in topography. Site elevations range from sea level along the
shoreline to 16 feet near the railroad tracks on the east side of the plan area.
The majority of the area has elevations below 10 feet. A continuous band of
mudflats and marshland is located along the shoreline of the plan area. The
largest marsh area, San Pablo Creek Marsh, is located near the middle of the
plan area at the mouth of San Pablo Creek. Parts of two other marsh areas,
Wildcat Marsh and Giant Marsh, are located at the south and north ends of
the site. In addition to the San Pablo Creek which passes through the south
part of the plan area, another smaller stream, Rheem Creek, bisects the
northern half of the area on its way to the Bay.
1. Land Use
Current uses in the plan area include light and heavy industrial uses,
commercial nurseries, agricultural production, recreation and landfill
operations. However, much of the land is not in active use and is vacant and
unimproved. Development is concentrated primarily in the southern portion of
the plan area, extending along the north side of Parr Boulevard from Radiant
Figure 2 Aerial Photo 11 x 17
back of Figure 2
Figure 3 Plan Area Points of Reference 11 x 17
back of Figure 3
Avenue on the east to San Pablo Creek on the west, and north to Freethy
Boulevard/ Maas Avenue. At the western end of this developed area is an auto
salvage yard. San Pablo Creek Marsh lies north of the developed area and
extends south between the developed area and San Pablo Creek. The West
Contra Costa Sanitary Landfill, accessed from Parr Boulevard, is located
southwest of the creek. Parr Boulevard crosses San Pablo Creek east of the
landfill.
The area north of Freethy Boulevard/ Maas Avenue is primarily undeveloped
open space, although the Richmond Rod and Gun Club and a model airplane
landing strip are also located here. The Rod and Gun Club activities currently
extend out into the Bay on two jetties of historic fill. Rheem Creek traverses
the open space just north of these jetties and south of the model airplane field.
Some houses and other miscellaneous structures are located just below a single
jetty of historic fill extending into the Bay just north of the Rod and Gun Club.
A portion of Giant Marsh, within the Point Pinole Regional Shoreline Park,
overlaps the northern boundary of the plan area.
2. Parcelization and Ownership
The crescent- shaped plan area consists of 101 recorded parcels comprising
some 1,951 acres. Over half of this land extends into Bay waters and some
parcels have little or no dry land associated with them. The remaining
908 acres are marshlands, wetlands and uplands. There are 35 different owners
in the plan area, with ten landowners controlling roughly 90 percent of the
area.
Owners' names, parcel sizes, and assessor parcel numbers are listed in
Appendix A, Table A.
D. Jurisdictions
The plan area falls mainly within the city limits of the City of Richmond, with
areas in the south part in unincorporated Contra Costa County. Other
government agencies with jurisdiction in the plan area include:
1. State of California Lands Commission, which owns some properties in
fee and holds public trust easements over some tidal and submerged
lands in the area;
2. The San Francisco Bay Conservation and Development Commission
( BCDC), which regulates development in areas of San Francisco Bay
subject to tidal action ( in the plan area, NVGD datim); within the 100
feet shoreline band inland from the line of highest tidal action; and
saltponds, managed wetlands, and certain waterways;
3. State of California Regional Water Quality Control Board, which
reviews and regulates activities that affect water quality in California;
4. The State of California Department of Fish and Game, which reviews
and approves permits for any streambed alteration, and reviews projects
affecting fish and wildlife habitat;
5. The U. S. Fish and Wildlife Service, which reviews and regulates the
impacts of projects on fish and wildlife habitat;
6. The U. S. Army Corps of Engineers which regulates activities and
development in the navigable waters of the United States, and regulates
filling of any water of the United States; and
7. The East Bay Regional Park District, a limited purpose agency charged
with developing and operating a park system in the East Bay. The plan
area is within district boundaries, and the Point Pinole Regional
Shoreline, part of which overlaps the north boundary of the plan area, is
owned by the District. The District's Master Plan shows some of the
plan area wetlands as a potential Regional Shoreline site.
Other agencies with jurisdiction or interests within the plan area are:
Association of Bay Area Governments
San Francisco Bay Area Air Quality Management District
Metropolitan Transportation Commission
Jurisdictions as applicable are mapped in Figure 4.
Figure 4 Jurisdictions 11 x 17
back of Figure 4
Chapter 3
PLAN GOALS
The following list of planning goals and objectives for the North Richmond
Shoreline Area Specific Plan provides a framework for the development of
specific land use, circulation, natural resource protection, capital improvement,
and implementation recommendations presented by this Plan. The list is based
primarily on the findings of the existing conditions and land use suitability
analysis ( documented in the companion technical memorandum, Existing
Conditions Analysis, November 1989), and upon the issues and concerns
expressed by plan area landowners, the Technical Advisory Committee ( TAC),
North Richmond Shoreline Citizen Advisory Committee ( CAC), interested
agencies, and City, County and State Coastal Conservancy staff. The plan
goals and objectives were approved by the CAC.
A. General Goal and Objectives
Goal: Recognize the unique character of the North Richmond
Shoreline Area and guide development of the shoreline area in a
manner that improves its overall image, benefits community residents,
and allows for a reasonable level of development within a framework of
conservation and public access to the Bay.
Objectives:
1. Provide a Specific Plan which facilitates the orderly development and
redevelopment of lands within the plan area in a manner which:
a. Is generally consistent with the land use, circulation, conservation,
recreation, public facilities, safety, noise, economic development, form
and appearance, housing, and seismic safety policies of the City of
Richmond General Plan, and corresponding elements of the Contra
Costa County General Plan;
b. Is consistent with the policies and regulations of other agencies
with jurisdiction over the plan area;
c. Reconciles to the extent possible any conflicting interests of
landowners, community residents, and responsible agencies and
jurisdictions;
d. Increases the value of the property within the plan area while
preserving important natural resource areas and protecting the rights of
adjacent residents and landowners;
e. Provides open space, parks, and public access to and within
shoreline areas;
f. Promotes new business opportunities and provides for expanded
employment opportunities for community residents; and
g. Mitigates significant environmental and community impacts.
B. Land Use
Goal: Provide fuller utilization of the plan area for a range of land
uses, with emphasis given to employment- generating uses, recreational
uses, and preservation of natural resource areas.
Objectives:
1. Encourage the continuation of those existing industrial and commercial
land uses in the plan area which contribute to the achievement of city
and county land use and economic goals.
2. Upgrade and expand existing industrial uses in the southern portion of
the plan area to maximize the near- term attractiveness of these areas for
continued industrial uses.
3. Protect existing and new land uses by providing adequate buffer zones
that avoid or mitigate conflicts in land use.
4. Develop a set of development standards and design guidelines for the
plan area which will permit a compatible blending of a variety of land
use types.
5. Accommodate landowner interests in development of the plan area
inasmuch as they are consistent with the broader social and natural
resource protection goals of the city and county.
6. Provide a plan framework which allows individual landowners to develop
their lands efficiently and independently, but in a manner which is
harmonious with a comprehensive land use plan for the area.
7. Provide for public access along the shoreline, which includes pedestrian
and bicycle facilities and is consistent with East Bay Regional Park
District and Association of Bay Area Government's alignments both
north and south of the plan area for the Bay Trail, and with plans for a
staging area at Wildcat Creek. The plan will also coordinate with
pedestrian/ bicycle provisions included in the design of the Richmond
Parkway and provide convenient links to inland areas.
8. Provide for the future development of the landfill site as recreational
open space once closure plans have been implemented.
9. Restrict land uses involving public exposure to soils, surface waters, or
groundwater to areas determined to be free of contamination by
hazardous or toxic materials.
C. Natural Resources
Goal: Protect and restore natural resources, with an emphasis on
wetland and riparian habitat and adjacent upland areas.
Objectives:
1. Protect wetlands from encroachment and disturbance by incompatible
uses, including public access, by developing minimum setback standards
from shoreline and development design guidelines.
2. Prevent additional filling of wetland areas and reestablish, where
feasible, wetland areas which have been destroyed or degraded as a
result of filling.
3. Ensure that altered drainage patterns resulting from development of the
plan area do not threaten the health of existing marsh and wetland
areas.
4. Protect marshes from surface water pollutants in runoff from impervious
urban surfaces.
5. Implement measures to protect areas of the shoreline that are currently
badly undercut and eroding due to high wave energy.
6. Ensure that the plan does not compromise the habitat value of the
mudflats, salt marsh, and seasonal wetlands for migratory and resident
birds and for small mammals. The plan will be consistent with
Department of Fish and Game and U. S. Fish and Wildlife Service
guidelines for protecting rare and endangered species known to inhabit
the plan area vicinity.
7. Remove debris and isolated fill from tidal wetlands.
8. Design restoration to maximize habitat for target species identified in
consultation with State and Federal resource agencies.
D. Visual Resources
Goal: Create an aesthetically pleasing visual character for the North
Richmond shoreline area, and an image which is consistent with the
scenic quality of the shoreline setting.
Objectives:
1. Enhance the visual experience along the proposed Richmond Parkway
by creating an attractive entranceway image for the plan area, including
view corridors through to the Bay and shoreline.
2. Use open space and effective visual buffers between areas with
incompatible or unattractive land use activities.
3. Create a coordinated system of signage, landscaping, lighting, and other
design features for reasonable application throughout the plan area in
order to identify, visually enhance, and integrate the plan area.
4. Protect views of San Pablo Bay and its shoreline as a unique, high-quality
resource.
5. Maintain the shoreline as a varied and valuable visual and recreational
resource.
6. Require new development to preserve the unique view opportunities of
the shoreline and make these views available to the public to the
maximum extent feasible.
7. Encourage local industries to improve the appearance of their facilities
and integrate them into an overall plan.
8. Encourage new development to establish a distinctive character through
the external design of buildings and open space, and their relationship to
the terrain and shoreline.
9. Provide varying levels of development regulation and design control
tailored to the range of land uses desired in the plan area.
Development standards for Office/ Industrial Flex and Light Industrial
areas should emphasize rigorous design restrictions to enhance market
attractiveness. Development standards for General Industrial areas
should emphasize special treatments along road frontages and site
boundaries contiguous to other, more nuisance- vulnerable uses.
E. Circulation and Public Access
Goal: Provide safe and convenient multi- modal access to and within
the North Richmond Shoreline area.
Objectives:
1. Accommodate industrial and other land uses permitted in the plan area
with an integrated transportation system incorporating vehicular, rail,
pedestrian, and bicycle facilities.
2. Establish a plan area roadway system of primary and secondary routes to
adequately serve traffic demands as they develop. Include sufficient
ultimate improvement capacity to accommodate the maximum level of
buildout and intensity permitted by the plan.
3. Route interior plan area roadways to maximize access in and out of all
designated development areas, avoid fragmentation of lands into
inadequately sized or shaped parcels, and minimize disruption of natural
values. Avoid lengthy cul- de- sacs in order to disperse traffic impacts as
much as possible, and provide alternative access as feasible to offset
traffic congestion problems during periods of construction and/ or
emergency closures.
4. Prioritize and sequence plan area road improvements to respond to the
circulation needs of existing and near- term development, and minimize
costs assigned to longer term development areas.
5. Bring existing roads which are retained in the circulation plan up to full
City or County standards and dedicate to the City or County.
6. Wherever possible, separate heavy truck traffic from normal vehicular
traffic in order to:
a. Reduce obstruction of normal traffic;
b. Reduce truck/ automobile safety conflicts;
c. Increase road capacities; and
d. Reduce noise and visual impacts associated with heavy truck
movements.
7. Provide special bicycle lanes along major plan area driving routes.
8. Provide for future service by fixed route public transit, van pools, and
other communal transportation in the plan area land use and
transportation scheme.
9. Provide adequate and safe pedestrian access to future transit stop
locations and between principal activity areas, including recreational
trails,
10. Provide aesthetic and safety improvements to Parr Boulevard to create a
safe and pleasant entry to the plan area from the east.
F. Capital Improvements and Plan Implementation
Goal: Provide an infrastructure system fully capable of
accommodating projected land uses and a realistic program for
implementation of capital improvements.
Objectives:
1. Condition land use modifications and development approvals in the plan
area upon developer provision of roads, sewage collection, water supply,
storm drainage, and other capital improvement requirements.
2. Provide a system of road, sewage collection, water supply, and storm
drainage facilities in the plan area. The system should be designed for
construction in components or sequences to meet the immediate needs
of separate, near- term development actions, and ultimately be able to
combine with other similar components to form an integrated overall
capital improvements network that will be able to meet the service
demands of the area at buildout.
3. Wherever practical, locate road, water, sewer, drainage, electrical, and
gas utilities in common utility corridors.
4. Require funding of individual building site infrastructure improvements
entirely by each benefitting developer.
5. Require each benefitting landowner to contribute a fair share towards
the cost of common area improvement requirements established in this
plan.
G. Economic Development
Goal: Link the benefits of project development with neighborhood and
community needs.
Objectives:
1. Promote new business opportunities that will increase the opportunity
for Richmond residents, particularly the unemployed and
underemployed, to capture new and retained jobs.
2. Achieve the participation of Richmond residents in entrepreneurial and
small business opportunities generated by the Specific Plan area
development.
3. Enhance the Richmond area employment base by reducing the out-migration
of Richmond's work force through providing professional- level
employment opportunities, and creating employment opportunities for
blue- collar workers.
4. Serve the short- and long- term economic interests of the City and
County by facilitating economic development where appropriate and
avoiding adverse fiscal impacts.
Chapter 4
LAND USE ELEMENT
This chapter describes four components intended to achieve the goals and
objectives set forth in Chapter 3. They are:
1. Land Use Policies, which establish the proposed approach to changing
and guiding land use in the plan area;
2. Land Use Strategies, which provide specific direction for implementing
the land use policies;
3. Land Use Designations, proposed to implement the land use policies.
These are mapped in Figure 6, the Specific Plan Land Use Map, and Figure 7,
Public Access and Recreation.
4. Development Standards, which establish requirements that would have
to be met by all development and conservation activities.
Design guidelines, which are intended to achieve a high level of design and
visual quality for all development and conservation in the area, are described in
Chapter 6.
A. Land Use Policies
The North Richmond shoreline is both a natural resource and a cultural asset
for the entire Bay region. Almost inaccessible, much of the plan area has
remained intact as historic baylands, even though it is adjacent to highly
developed urban areas. Views from the North Richmond shoreline to the San
Francisco skyline, Golden Gate Bridge, Mount Tamalpais, and the Marin
County shoreline remain much as they were 50 years ago. There is a strong
sense here of being " on the Bay," in contact with that spectacular body of
water which has determined the form of the metropolitan area which surrounds
it. With completion of the planned Richmond Parkway, the area will be visible
to many and easily accessible for development activity.
There are now two distinct land uses that dominate the plan area: heavy
industrial and commercial uses, concentrated in the southern part, and the
natural environment of shoreline marsh, transitional uplands, and freshwater
marsh. These urban and natural areas are not clearly delineated or separated,
and debris and junk often mark the transition from the one area to another.
The natural scenic qualities of the area have been compromised by industrial
uses which have developed with little regard for aesthetics or building and
grounds maintenance. Much of the shoreline is hidden or inaccessible. There
are substantial amounts of vacant or underutilized tend in the area, which
represent development opportunities.
There are more than 30 businesses in the area, and although these businesses
are generally not labor intensive, they represent a stable source of
employment. Centrally located, with substantial amounts of vacant industrially
zoned land, the area is considered to be an important potential source of
employment for the North Richmond community.
This Specific Plan responds to these constraints and opportunities in the Plan
area with three major land use policies, which will guide change over the
twenty- year planning period. These land use policies are based on existing
conditions in the area ( as described in the Existing Conditions Analysis), as well
as direction from the North Richmond Shoreline Citizen Advisory Committee
( CAC) and Technical Advisory Committee ( TAC), and the goals and objectives
contained in Chapter 3.
The planned Richmond Parkway is critical to realization of these policies. It
increases visibility and access to the area, and its alignment will physically
separate the heavy industrial area from the natural resource and less
intensively developed areas. Two distinct opportunities result:
• The Richmond Parkway will make it possible to reinforce the existing
industrial base south of the Parkway to maintain the reservoir of jobs
available to the local job- force.
• New office- research- industrial land uses consistent with resource
protection and an improved image for the plan area can be encouraged
north of the Parkway.
The three land use policies are described below.
Policy 1. Encourage Development Which Will Provide Increased Job
Opportunities, Primarily for Residents in the Surrounding Area.
About 30 percent of the plan area is now occupied by industrial uses which
generally require substantial amounts of land and generate low employment
per acre. They include such uses as warehouse and distribution facilities,
equipment yards, commercial nurseries, and waste collection companies.
Existing employment in the plan area is low, estimated at 573 employees.
Unemployment in the City of Richmond is a chronic problem, historically
higher than in the County as a whole. In January, 1991, City unemployment
was estimated at 6.6 percent, compared to County unemployment estimated at
3.8 percent for the same period.
Located in the larger North Richmond community, the plan area could draw
from a labor pool that currently has high rates of unemployment. A market
has been identified in the metropolitan Bay Area for industrial and office uses
that have a wide variety of square footage and spatial configuration needs.
The market areas of these users would be: 1) expanding office, research and
development, and light industrial firms from Marin County, where leasing costs
are increasing; 2) out- migrating users from Berkeley, Oakland and Emeryville
as older industrial buildings there are converted to more intensive uses and
rents increase; 3) office/ industrial users from central and southern Alameda
County, San Leandro and Hayward, where little land is available for new
development and expansion; and 4) general industrial uses in South Richmond.
Examples of potential users from these areas include cabinet manufacturers,
distributors, sheet metal fabricators, auto supply, landscaping firms, smaller
service industries, and research and development firms. 1
The North Richmond Shoreline area can meet this market demand by
providing accessible, relatively inexpensive, developable land in proximity to
major transportation networks, labor pools, and affordable housing. The
Specific Plan intends to promote a mix of new industrial and office
development through flexible land use designations and standards that can
accommodate the diverse needs of this market. By stabilizing and upgrading
the existing heavy industrial base, encouraging new light industrial uses, and
providing for higher end office, research and development uses, the Specific
Plan area will increase jobs available to the local unemployed and
underemployed. Because many of the new jobs will require retraining of blue-collar
workers, the Plan is also intended to provide new opportunities for local
residents to train for more specialized jobs with higher skill levels. Overall, the
mix of heavy and light industrial uses and office/ research and development will
1 Draft Memorandum, North Richmond Shoreline Specific Plan Economic Development
Objectives, March 20, 1991. Ward and Associates.
result in higher employment generation than heavy industry alone, which tends
not to be labor- intensive in this area. With this mix of industry and office uses,
job generation for the plan area could be up to 25 times greater than existing
plan area employment levels.
Policy 2. Protect and Enhance the Natural Resources of the Area.
In the Specific Plan area, natural resource areas with existing or potential high
value consist of tidal wetlands, seasonal wetlands, mudflats, riparian habitat and
grassed uplands. Each of these habitats supports a variety of wildlife species.
Of primary concern in the plan area are two endangered species. These are
the California clapper rail and the salt marsh harvest mouse, both of which are
dependent on tidal salt marsh habitat and associated uplands. ( Please see
Existing Conditions Analysis for more detailed information on wildlife and
vegetation resources.)
Shoreline conditions in the plan area, shown in Figure 5, include areas
protected by riprap, areas with steep or undercut banks and areas which
appear to be aggrading ( expanding). Several rock jetties, built prior to the
effective date of San Francisco Bay Conservation and Development
Commission ( BCDC) regulations, project into the Bay and have allowed new
marsh to form where they protect the shoreline from wave energy.
San Pablo Creek and Rheem Creek both traverse the plan area and empty into
the Bay. San Pablo Creek, at the southern boundary of the plan area, crosses
through the extensive San Pablo Creek Marsh. Rheem Creek, in the northern
portion of the plan area, is a flood control channel and has been redirected
from its historic channel.
The wetlands contained within the plan area have been disturbed by diking,
filling, dumping, sedimentation due to upstream disturbances, and polluted
urban storm water runoff. Known wetlands are shown in Figure 5. Areas
which have been degraded and have lost habitat value include a remnant of
Wildcat Marsh within the sanitary landfill, which has been isolated by levees
from tidal action; areas of San Pablo Creek Marsh near the auto salvage yard,
which have been filled, or disturbed by extensive sedimentation due to erosion
in the watershed of San Pablo Creek; the shoreline north of the Richmond
Rod and Gun Club disturbed by erosion and presence of jetties; channelized
Rheem Creek; Giant marsh which has been filled, and is subject to erosion;
and seasonal wetlands south of Rheem Creek, which have been partially filled.
Figure 5 Shoreline Conditions 11 x 17
back of Figure 5
The outboard edge of some of the tidal marsh is being eroded by wave action.
While this is a natural process, it is beneficial to retard the erosion, where
feasible, in order to offset the extensive historic destruction of wetland habitat
around the Bay.
Natural resource enhancement combines actions and programs designed to
reverse the degradation of the natural environment and protect it from the
impacts of urbanization. In general, natural resource enhancement objectives
of the Specific Plan focus on preserving and protecting existing habitat areas,
restoring diked or filled marshlands or other wetlands, improving the water
circulation system of the Bay, controlling sedimentation, reducing erosion,
improving water quality and minimizing disturbance from human and domestic
animal activities.
Protection and enhancement of natural resources will also benefit the human
community, including the surrounding residents, area employees, and future
visitors to the area. Resource protection is especially important to the
neighborhoods adjacent to the plan area, as it will increase opportunities for
recreation and shoreline access, and generally upgrade the appearance of the
plan area.
In the Bay Area, natural resource enhancement often must be accomplished
within the context of an urban environment. The enhancement objectives of
this Specific Plan are: 1) to ensure that development is sited and constructed
to minimize its impacts on adjacent sensitive shoreline, wetlands and habitat
areas, 2) to ensure compatibility of uses, by clearly delineating sensitive areas,
identifying appropriate land uses, and by preventing or minimizing impacts to
habitat through development standards, and 3) to recommend measures for
restoring and improving wildlife habitat. The land use element of this Specific
Plan establishes use categories and development standards designed to protect
natural resource areas and allow enhancement.
Policy 3. Increase Opportunities for Public Access to the Bay Shoreline.
The right of public access to shorelines has been legally recognized in
California as a public benefit that should be available to and serve all residents.
The California Constitution guarantees the right of public access to all coastal
tidelands. 2 In the Bay Area, public access to the Bay shoreline is protected
under the McAteer- Petris Act through the San Francisco Bay Conservation
2 California Coastal Plan, 1975, pg. 152.
and Development Commission ( BCDC). Under this act, the maximum feasible
public access to and along the shoreline must be provided and guaranteed over
time. Exceptions may be made " where public access is clearly inconsistent with
the project because of public safety considerations or significant use
conflicts." 3
The shoreline of San Pablo Bay offers a unique environment for public access
and recreation. As part of the larger San Francisco Bay, it provides open
space, views of the Bay Area, natural landscapes, and visual relief from
urbanized areas. In North Richmond public access to the bay shore is severely
restricted by physical barriers such as fences and gates; absence of roads and
paths, and unattractive or hazardous land uses ( junk yards and heavy industrial
uses). The Southern Pacific Railroad tracks and embankment act as a barrier
to pedestrian access from Parchester Village and residential areas to the east.
Tidal marsh and mudflats predominate along the shoreline, making direct
access to the shore difficult in much of the plan area.
There is a recorded trail easement along the western boundary of the Freethy
Industrial Subdivision at the end of Freethy Boulevard and along the southern
edge of the Richmond Rod and Gun Club, and informal paths cross the raised
railroad embankment in the vicinity of Parchester Village; however, the plan
area lacks a clear public access system and is not currently linked with regional
trail systems or destinations such as Point Pinole Regional Park.
Public access affords opportunities for educating the public about rare and
endangered species and their habitat needs, promoting community- based
cleanup programs, and encouraging conscientious shoreline development on
the part of the business community. However, public access facilities must be
integrated with development and natural resource areas to ensure
compatibility.
B. Land Use Strategies
Five land use strategies provide specific direction for implementing the land
use policies. The strategies, described below, are translated into land use
designations shown in Figure 6.
3 San Francisco Bay Plan, January 1969, as amended July 1988, pg. 29.
Strategy 1. Maintain and Upgrade Established Industrial Areas South of the
Planned Richmond Parkway
Established industrial uses occupy about 30 percent of the plan area. These
uses are located primarily south and west of the planned Richmond Parkway,
and include uses such as commercial nurseries, construction yards, warehouse
and distribution facilities, and waste collection companies. Incompatible with
sensitive land uses, such as natural conservation areas and public access, these
uses would remain; separated from the rest of the area by the Richmond
Parkway. These areas will be designated as Light and Heavy Industrial
districts. When existing uses are changed, or facilities expanded or remodeled,
upgrading would be required through the design review and/ or use permit
process. The area would be screened from the rest of the plan area by
Parkway landscaping. The primary intent in these districts would be to
reinforce the existing industrial base south of the Parkway to maintain the
reservoir of jobs available to the local job- force.
Strategy 2. Encourage New Office/ Industrial Uses in the Area North of the
Richmond Parkway
In the area north of the planned Parkway alignment, much of the land is now
vacant; the Rod and Gun Club and the model airplane field serve as
recreational uses. A few less intensive industrial uses, such as warehousing and
light fabrication, are now mixed with vacant lands. This area is seen as an
opportunity for high quality, planned office, light industrial and research and
development, which would upgrade the image of the area and be an important
source of new employment for the area. This area would serve an identified
market demand for flexible, versatile office and light industrial space with a
wide variation in spatial requirements. The area will be designated as
Office/ Industrial Flex district.
Strategy 3. Phase Out Incompatible Uses in Transitional Areas
There are three uses in the plan area which are incompatible with the overall
goals and objectives of the plan and with the land use strategy to protect and
enhance the natural resources of the area, and to increase opportunities for
public access to the Bay shoreline. These uses, located west and north of the
planned Parkway, include the West Contra Costa Sanitary Landfill Site, the
auto salvage yard at Parr Boulevard, and the Richmond Rod and Gun Club
site on the shoreline.
West Contra Costa Sanitary Landfill Site. Landfill operations are
slated to be closed in the early stages of the planning period. The
Class I hazardous waste portion of the facility will require monitoring
over the next 30 to 50 years prior to any other uses being allowed on
that portion of the site. The Class II municipal waste portion of the site
is expected to stop receiving refuse for disposal in 1994. The closure
plan was approved for filing by the County Local Enforcement Agency
( LEA) in July of 1991; however, the closure plan is still being reviewed
by the California Integrated Waste Management Board. Closure of the
landfill and installation of the barrier cap should be completed in
1995- 96. The closure plan includes public access, a revegetated buffer
area on the northern shoreline of the site and a recycling center located
on the southern portion of the site as an interim use. The recycling
center would be operated as part of the Integrated Resource Recovery
Center, to be located at Third and Center Streets, currently under
review by the County.
In compliance with the Contra Costa County General Plan, and the City
of Richmond General Plan which recommends conversion of the landfill
to a recreation site and designates this site as an area of regional
significance, the Specific Plan would designate the Class II portion of
this site Parks and Open Space as the long- term future use of the site.
This designation would allow continued use of the site for recycling
purposes. The near term recreational activities contemplated for this
site include a shoreline roadway/ bicycle trail, pedestrian pier and related
facilities on the northern shore.
The Richmond Rod and Gun Club would continue as a permitted but
incompatible use as it currently exists. Should the Club discontinue
operation, use would change to Natural Conservation designation on the
westernmost part of the site, and Parks and Open Space designation on
the inland part of the site.
The Automobile Salvage Yard would continue as an incompatible use
until it ceased to operate. It would then be replaced by light industrial
uses, similar to those in the areas north of the planned Parkway. This
site is designated as a Special Study site, due to its location adjacent to
the Bay and San Pablo Marsh, and the constraint to development posed
by hazardous materials found in this area. The Parkway, shoreline
marsh and San Pablo Creek to the south isolate this site from adjoining
land uses and provide an opportunity to create a unique character over
the long term. Its proximity to the marshes provides an extraordinary
natural setting with excellent views, and it is highly visible from the
adjoining Parkway. This site should be developed as an integrated unit
to take advantage of its special setting.
Strategy 4. Protect and Enhance Areas with High Natural Resource Value
The combination of extensive, relatively undeveloped shoreline, low- lying
topography and two creeks which cross the plan area provide the opportunity
to preserve and enhance the natural hydrologic systems and associated wetland
habitats in conjunction with development. While some existing development
has impacted the baylands and marshlands, significant portions of the plan area
are relatively undisturbed. These areas are generally located where little or no
development has occurred, west and north of the planned Parkway and
adjacent to the shoreline. They include portions of Giant Marsh adjacent to
Point Pinole Regional Park, San Pablo Creek Marsh, and Wildcat Marsh south
of the landfill; delineated wetlands; upland habitat; Rheem Creek; and a
riparian corridor adjacent to the Southern Pacific Railroad tracks. These areas
would be protected from development, and only uses compatible with natural
resource protection, such as limited, carefully designed public access, would be
allowed within the areas. The areas will be designated as Natural Conservation
and Public Access Corridor.
Strategy 5. Develop a Public Access System in the Plan Area, with the Dual
Function of Providing Maximum Feasible Public Access to the
Bay, and Providing a Buffer for Natural Resource Areas.
The Specific Plan public access system would include pedestrian, bicycle, and
vehicular access, and occur in a variety of milieus, along the upland buffer,
across marshland to viewing areas and at the water's edge. More intensive
public access would be provided where there would be minimal impact to
sensitive habitat, such as at the landfill where there is an abrupt transition to
the water and resultant wave energy prohibits marsh conditions. To protect
sensitive habitat for endangered species, public access would be minimized in
the marsh, wetlands, and riparian areas.
The public access system would provide public viewing areas into and through
the marsh, continuous public access along non- sensitive shoreline areas, access
trails to observation points at the bay shore, connection to the Parchester
Village residential area to the east, and regional linkage to Point Pinole
immediately north of the plan area.
A corridor for public access would be a designated use in specific locations
along the shoreline and Rheem Creek in the plan area. The corridor would be
located and designed to buffer sensitive habitats and natural resources from
more intensive uses, such as urban development and active recreation. In
some areas, the corridor would be restricted to pedestrian access and
emergency/ service vehicle use, and elements related to public access, such as
informational signage and seating. This corridor would connect with the Bay
Trail, and passive and active recreation areas. It would be located on the
inland edge of the shoreline within the BCDC 100 foot shoreline band and
along Rheem Creek.
The public access and recreation system described below is shown in Figure 7.
a. Bay Trail. Local, regional and state agencies are planning a continuous
trail that would link the entire Bay Area and provide access to the bayshore.
The Bay Trail will provide regional trail access to the plan area. Currently it is
proposed to be included in the Richmond Parkway right- of- way and would be
constructed as part of the Parkway. This will provide through- trail access
across the Southern Pacific Railroad tracks and connection to adjacent
residential areas, to the Wildcat Creek Trail to the south, and to the Point
Pinole Regional Shoreline to the north.
The Bay Trail would have two access points into the plan area: one at San
Pablo Creek and Parr Boulevard, and the other at the Parkway as it curves
northeast near existing Freethy Boulevard. The Bay Trail would be a paved
multi- use trail.
b. City of Richmond Bicycle Path. A bicycle path along Third Street is
included in the City of Richmond Bicycle Plan. This bikeway connects to the
Wildcat Creek staging area; in the plan area, it is proposed to connect across
San Pablo Creek to Goodrick Avenue and continue north on Goodrick
Avenue to the Bay Trail along the Parkway. The Specific Plan would extend
this trail north of the Parkway to a proposed staging area at B Street
( realigned Freethy Boulevard) and Goodrick Avenue, just south of the
Richmond Rod and Gun Club.
c. Rheem Creek Pedestrian Trail. The Rheem Creek pedestrian trail
would provide local access from Parchester Village and other residential areas
to the east, and would connect with the Bay Trail. This trail would pass under
or over the railroad tracks along the Rheem Creek channel. This trail would
be located on the north side of Rheem Creek within the area designated as
Public Access Corridor. It would be constructed as part of a flood
improvement plan for the creek which would accommodate a pedestrian
pathway in conjunction with a low flow channel, floodplain terrace, and
riparian habitat zones. The flood control improvements would be required in
conjunction with new development on adjacent Office/ Industrial Flex
designated properties. These properties would be removed from the floodplain
as a result of the improvements. The trail combined with the riparian channel
would provide local public access to the area, a corridor for wildlife, and a
visual and open space amenity for the Office/ Industrial Flex District as well as
the public.
d. Shoreline Access. Shoreline access would occur in three settings within
the plan area:
• Immediately adjacent to the water along the northern shore of the West
Contra Costa Sanitary Landfill, with a pedestrian pier constructed at this
site's northwest corner.
• From the planned Richmond Parkway to the Richmond Rod and Gun
Club, generally following the western edge of the Freethy Industrial
Subdivision.
From the Richmond Rod and Gun Club to the jetty observation point.
C. Land Use Designations
The Specific Plan defines eight land use designations for the plan area.
Figure 6, the Specific Plan Land Use Map, delineates the location and extent
of the land use designations in the plan area. The purpose of the designations
and the uses allowed within each designation are described below. Figure 7,
Public Access and Recreation, shows the location of public access and
recreation provisions. Development standards, which establish minimum
requirements for development activities, are contained in Section D of this
chapter. Performance standards common to all land use designations are also
contained in Section D of this chapter. Table 6 in Chapter 7 shows applicable
zoning districts for both the City and County.
1. Light Industrial
a. Purpose. The Light Industrial land use designation is intended to
accommodate existing industrial land uses while allowing new cleaner industrial
uses with limited impact on the surrounding area to locate on vacant lands and
to replace older uses as they are abandoned. Upgrading the perimeter areas of
existing uses is encouraged. New development will be controlled through
development standards and design guidelines to ensure compatibility between
the allowed uses and the adjacent natural conservation areas. The appearance
of each site, building or industrial operation within this designation should be
attractive, and the district as a whole should have the appearance of a cohesive
development.
b. . Allowable Uses. Light Industrial uses are characterized by warehouse-like
space which may have accessory office space intended to serve the
industrial use, including administration, record keeping, drafting and research
and development offices. The types of uses allowed in this district include light
manufacturing and assembly plants, commercial nurseries, engineering,
management and special trade contractor's offices and related services, and
distribution centers. These uses could be housed in either single or multi-occupant
structures. All uses allowed in the Office/ Industrial Flex district
( described below) are permitted in the Light Industrial district. Within the
County, development permits for these and other uses in the Light Industrial
District will be subject to review under Section 84- 66, P- l; Planned Unit
District, of the Contra Costa County Zoning Code. Within the City, other
industrial uses are allowed as a conditional use, as provided for under Section
15.04.320.040, Conditional Uses of the Revised City of Richmond Zoning
Code. Any use permitted in the Heavy Industrial District may be permitted
with a Conditional Use Permit in the Light Industrial District, provided such
use, due to its limited nature, modern devices, building design or other features
or method of operation or development will conform to the intent of the Light
Industrial District and will be no more objectionable than the uses permitted in
such district.
c. Special Study Area Designation. The special study area designation in
the Light Industrial development district is intended to ensure that
development in this area minimizes its impact on the adjacent San Pablo Creek
Marsh while capitalizing on the locational advantage offered both by the marsh
and the Parkway. Special attention should be given to how development
relates to the adjoining marsh and how the marsh is protected from further
degradation caused by runoff associated with urban activities and hazardous
materials. This site offers an excellent opportunity to set the visual and
physical character for the Specific Plan area as a whole.
2. Heavy Industrial
a. Purpose. The Heavy Industrial designation is intended to accommodate
existing heavy industrial uses while upgrading their physical and visual
Figure 6 S. P. Land Use Map 11 x 17
back of Figure 6
Figure 7 Access 11 x 17
back of Figure 7
appearance. This designation is important for meeting the market demands
and employment needs of the community. The designation provides for those
operations which require relatively low land costs, good accessibility and less
stringent development standards than required in the Light Industrial district.
Heavy industrial and limited commercial uses that may not be compatible with
other land uses are allowed. The designation concentrates such activities in
the area south and east of the Parkway to minimize potential conflicts with
adjacent, less intensive land uses. With the Parkway on the west and north,
Parr Boulevard on the south and Heavy Industrial zoned land in the County on
the east and south, the area designated Heavy Industrial is contained within
distinct boundaries which effectively separate it from other less intensive use
areas. While the quality of on- site improvements in this area commonly is
lower than that anticipated for the Light Industrial district, perimeter screening
of sites and open storage areas are required to ensure a visual character in
keeping with the overall image of the plan area. Heavy Industrial uses are
likely to have the greatest range of environmental impacts, especially on
wetland areas; therefore, the Heavy Industrial uses have been located away
from the shoreline and riparian corridors.
b. Allowable Uses. Heavy Industrial uses include warehouse/ industrial and
heavy manufacturing, with little or no accessory office space. Industrial
activities in this category include but are not limited to manufacturing, printing
and publishing, contractors' storage yards, warehouses, machine shops, and
commercial nurseries. All permitted uses in the City of Richmond M- 3: Heavy
Industrial District and in the County's Heavy Industrial district are allowed,
subject to the standards set forth in this Specific Plan. Conditional uses
permitted are the same as those permitted in the City's M- 3 district and the
County's Heavy Industrial district.
3. Office/ Industrial Flex
a. Purpose. The intent of this designation is to provide for the exclusive
development of modern, non- nuisance industrial space, office, and warehouse
facilities. The principal development and employment- generating uses allowed
in this development district are characterized by research, product development
and related activities ( including prototype manufacturing); small business
incubator space; office; and support retail intended to serve the immediate
area. This use category includes off- price warehouse retail, small professional
services, entrepreneurial businesses, high technology firms, sales and service
companies, support retail, and general office. It accommodates the creation of
campus- like environments for corporate headquarters, research and
development facilities and office or warehouse uses in high quality single or
multi- occupant buildings.
b. Allowable Uses. Uses allowed under the Office/ Industrial Flex
designation include but are not limited to non- nuisance light manufacturing,
incubator- research facilities, testing, repairing, packaging, publishing and
printing, offices, administrative activities, research and development facilities,
membership- type retail warehouse sales facilities, distributing facilities utilizing
light delivery trucks, and corporate headquarters. In addition, certain
complementary uses such as finance, retail and service businesses and offices
( including service stations, restaurants and child care facilities) which are
intended to directly serve the needs generated by the uses allowed within the
district or the needs of residents in the surrounding area are allowed under a
conditional use permit.
4. Natural Conservation
a. Purpose. The primary purpose of this land use designation is to protect
and enhance the habitat value of mudflats, marshes, wetlands, riparian
corridors and adjacent upland areas which provide critical habitat for sensitive
species. The ability of the resource enhancement programs proposed by this
Plan to successfully maintain the ecological integrity of the plan area is directly
linked to clearly delineating environmentally sensitive areas while providing for
complementary development in upland areas. This is achieved by establishing
the Natural Conservation land use designation in the plan area. The Natural
Conservation designation generally extends bayward from the six- foot elevation,
defined as the shoreline for the purposes of this plan, and also includes
delineated wetlands and riparian areas. Except in the area of the Rod and
Gun Club, it is adjacent to the Public Access Corridor, which extends in most
areas 100 feet inland of the six- foot contour.
Wildlife habitat is consolidated within the Natural Conservation area so that
large habitat areas are preserved rather than small, isolated pockets which can
be easily degraded and lost as a result of development. Within the Natural
Conservation designation, existing marsh and other wetlands are protected
from development and enlarged. Substantial areas of upland, important as
refuge to marsh- dependent wildlife, are also preserved. Marsh and wetland
restoration and habitat enhancement within the Natural Conservation area will
occur through both natural processes and specific restoration actions outlined
in Chapter 7, Implementation.
The following areas are included within the Natural Conservation land use
designation indicated on Figure 6.
• A remnant of Wildcat Marsh, part of the landfill site, that has been cut
off from tidal action
• San Pablo Creek Marsh
The shoreline north of San Pablo Marsh connecting to Giant Marsh and
Point Pinole at the northern boundary of the plan area
• Seasonal fresh water wetlands and riparian corridors along Rheem
Creek and the Southern Pacific Railroad tracks.
b. Allowable Uses. Open space which may include authorized restoration
and enhancement activities within the area is allowed. In the Rheem Creek
natural conservation area, flood control improvements are allowed if they are
designed in a manner that is environmentally sensitive and implemented in
conjunction with wildlife habitat enhancement and compatible public access
improvements.
5. Public Access Corridor
a. Purpose. As noted earlier, this corridor extends in most areas 100 feet
inland of the six foot contour. The corridor is adjacent to wetlands, marshland,
riparian areas, and the shoreline. This corridor is intended to maximize public
access to the shoreline in a manner and location consistent with natural
resource protection. To this end, in areas near sensitive wildlife habitat, public
access improvements will occupy only the inland half of the corridor, with the
outboard half protected as a buffer between wildlife and human uses.
b. Allowable Uses. Uses in this corridor are limited to public access
provisions and trails as indicated on the Specific Plan Public Access and
Recreation Map ( Figure 7). Elements related solely to the use of the corridor
for public access and as a buffer for wildlife habitat, such as informational
signage, seating areas, observation points, fencing, parking and restrooms are
permitted. No other urban uses are permitted within the public access
corridor. In two locations, shown in Figure 7, trails are restricted to pedestrian
access, except for maintenance and emergency vehicles authorized to perform
maintenance or service functions on the trail. New structures and
impermeable paving are not permitted in these two areas.
6. Parks and Open Space
a. Purpose. The Parks and Open Space designation is intended to increase
the opportunities for public recreation in the shoreline environment This land
use category provides usable parks and open space within the plan area and
connected to the Public Access Corridor, for passive and active recreational
and educational activities. Interpretive centers and picnic areas are
appropriate amenities for this land use category.
This designation applies to two sites with existing uses: the West Contra Costa
Sanitary Landfill Site and part of the Richmond Rod and Gun Club site. The
closure plan for the West Contra Costa Sanitary Landfill site and the Contra
Costa County General Plan designate the site as Open Space; however, an
interim use may be approved. The proposed interim use, a recycling center,
would eventually be terminated, and the site used for parks and open space.
However, the projected life of the interim recycling facility is indefinite and
could last 30 years or more. Termination of the recycling center could depend
upon availability of an alternate site or lack of demand.
The Richmond Rod and Gun Club will continue in its existing use as a
permitted use until it ceases operation, at which time the western part of it
would change to a Natural Conservation Area. ( The western part consists of
two rock jetties and connecting shoreline.)
b. Allowable Uses. These areas include parks, open space and areas
identified as having visual or other natural resource significance that should be
protected through the development review process and retained for public use
for either passive or active recreation, and for access to the shoreline for
public enjoyment. Uses include parks, vista points, pedestrian and bicycle trail
corridors, fishing, and undeveloped open space. Uses allowed with a
conditional use permit include golf courses, playing fields, recreational
buildings, interpretive centers, outdoor amphitheaters, a single- family dwelling,
nurseries, grazing of livestock, keeping of domesticated farm animals, riding
academy, rod and gun clubs, and similar uses.
7. Class I Waste Disposal Site
This 28 acre site, located within the West Contra Costa Sanitary Landfill site,
was used for disposing of toxic wastes. This facility has not received wastes
since 1986 and is in the process of closing. The closure plan is under review
by regulatory agencies and closure is estimated to be completed in 1996 or
1997. The closure plan calls for the area to remain as open space. However,
because of toxicity issues, the area must remain fenced and be monitored for a
period of 30 to 50 years prior to public use being allowed. This area is
designated by the Specific Plan as a Class I site, since there is no possible near
term use of the area. The fencing and closure of this facility shall be designed
to complement interim public trail access to the remainder of the landfill site
and the future use of the larger landfill site for public recreational activities.
a. Purpose. The Class I Waste Disposal Site designation should apply only
to the 28 acre Class I facility of the West Contra Costa Sanitary Landfill. It is
intended to acknowledge the long- term closure of the site.
b. Uses. No public or private use other than use as a closed Class I
hazardous waste disposal site shall occur.
D. Land Use Designations Summary
The plan area includes both land area and submerged area. Of the total
acreage of 1,951 acres, only 908 acres are not submerged. The land use
designations apply to these 90S acres. Of the 908 acres, about 32 percent
( 288 acres) are marshlands or wetlands, within the U. S. Army Corps of
Engineers jurisdiction. Acres within each of the eight designations are shown
in Table 1. Land designated for employment- generating uses in the Light
Industrial, Heavy Industrial and Office/ Industrial Flex categories total 319 acres
or 35 percent of the 908 acres and 51 percent of the " dry" land. Land
designated for natural conservation, parks and open space and public access
total about 561 acres or about 62 percent of the 908 acres, including the 288
acres of marshlands and wetlands. The remaining three percent is accounted
for by the 28- acre Class I waste disposal site.
E. Development Standards
1. Performance Standards
a. Health and Safety. All uses shall be planned, developed, conducted and
operated in such a manner that noise, smoke, dust, odors and waste of any
kind are confined and/ or purified on- site so as to control pollution of air, soil
or water to meet the standards or requirements of the applicable reviewing
agency and in a manner to eliminate any detrimental effect on the public
health, safety and welfare; conserve the adjacent environment; and be in
harmony with the objectives of the Specific Plan.
Table 1
SUMMARY OF LAND USE ALLOCATIONS
Land Use Designations
Heavy Industrial
Light Industrial
Office/ Industrial Flex
Parks, Open Space and Public Accessb
Natural Conservation
Class I Waste Disposal
TOTAL
Land Area
( acres)
147
34
138
152
409
28
908a
Percent
of Total
16%
4%
15%
17%
45%
3%
100% b
a Of the 908 acres, about 288 or 32 percent are marshlands or wetlands, within the U. S. Army
Corps of Engineers' jurisdiction.
b Includes landfill site.
b. Nuisance. All activities and uses in the plan area shall meet the
standards of operation as set forth under Section 15.04.840 of the City of
Richmond Draft Zoning Code ( or the closest applicable section upon
approval). Uses which emit dust, smoke, fumes, noise, brilliant light, or are
otherwise offensive to the senses or whose operation interferes with
development or enjoyment of other property in the vicinity may be established
in the Heavy Industrial district only after determining specific conditions for
the use to prevent the creation or maintenance of a nuisance beyond the
boundaries of the Heavy Industrial district. It is generally anticipated that the
plan area, with the exception of the Heavy Industrial district, will be restricted
to non- nuisance uses.
All uses shall comply with the regulations of the Bay Area Air Quality
Management District, the Regional Water Quality Control Board, the San
Francisco Bay Conservation and Development Commission, the State and
County health departments, and any other regulatory agencies which exist or
may be established to ensure environmental quality in the San Francisco Bay
Region. Any conflicts resulting from these development standards and those
of another agency shall be resolved to the mutual satisfaction of the agencies.
2. Development Standards
This section describes standards for development in the plan area. Table 2,
Development Standards, sets forth minimum requirements for lot area,
coverage, floor area ratios, height, setbacks and parking, except as allowed
through the City and County development and design review process, planned
area process or as otherwise authorized by the Specific Plan. These standards
are intended to create a harmonious, high quality development character within
each district, to allow existing uses to continue while eliciting appearance
upgrades, and to encourage flexibility in building and site design. The design
guidelines presented in Chapter 6 of this plan should be used to augment these
development standards in guiding new development and expansions or
alterations to existing development.
3. Supplemental Development Standards
Review for consistency with the following standards shall occur through the
City's Public Development Review Board ( PDRB), or through the County's
equivalent design review process.
a. Height of Structures. Height of buildings and structures shall be
reviewed for compatibility with the shoreline, paths, parks, dedicated open
space, and marshland. Allowed building height may be reduced if it is found
that the building or structure would adversely impact the air, light or visual
quality of these areas, or may obstruct views from other buildings.
Exceptions to the height limitation in the Heavy Industrial and Light Industrial
districts may be granted by the City or County, if it is found that the exception
would not interfere with views and that the use to which the exception would
be granted is necessary to foster other local or regional goals, such as
employment generation.
b. Side Yards. Subject to the approval of the City or County, contiguous
parcels under the same ownership may have no side yard setback ( zero- lot
line), provided that the minimum setback otherwise required for side yards is
maintained for the remaining side yards. Contiguous parcels under separate
ownership may have zero lot- line development provided a joint agreement
between the property owners is submitted in conjunction with a development
plan for both parcels.
Table 2
DEVELOPMENT STANDARDS
Development Requirement
Minimum Lot Area
Minimum Lot Width ( feet)
Maximum Building Heighta ( feet)
Floor Area Ratio ( FAR) d
Light
Industrial
½ acre
125
b35
.40
Heavy
Industrial
1 acre
100
75
.40
Office
Industrial
Flex
1/ 2 acre
125
35b
.40
Building Setback ( feet)
Front Yard
Side Yard
Street Side Yard
Rear Yard
Building Setback from Natural
Conservation District
Setback from Parkway
15'
10'
15'
6'
20'
50'
15'
0'
15'
0'
N/ A
50'
0
0
0
0
0
50'
Parking Area Setbacks ( feet)
Front Yard
Side/ Rear Yard
Minimum Landscaped Area
Loading
Parkingc
Type of Land Use
Light Industrial Assemnly and
Manufacturing
Warehouses
Office Uses
10
5
10%
Per code
10 -
5
10%
Per code
15
5
15%
Per code
Parking Space Requirements
As per City and County codes as applicable.
As per City and County codes as applicable.
As per City and County codes as applicable.
a Lower height may be required to avoid air, light or visual quality impacts; see Chapter 4, Section
E. 3a of the Specific Plan.
Height exception up to 45 feet for structures necessary to the operation of the use.
c Parking requirements are the same as those in the City of Richmond Draft Zoning Ordinance,
Section 15.04.830.060.
With additional study and mitigation for cumulative traffic impacts, the floor area ratio ( FAR) may
be increased to .65 with the approval of the City or County Planning Commission. Mezzanines
shall not be included in the calculation of FAR, provided that the following conditions are met:
1) the mezzanine is no larger than 33% of the first floor area: and 2) there is minimal traffic
generated from the use of the mezzanine ( e. g., few employees are stationed within the area).
c. Outdoor Screening of Mechanical Equipment.
( 1) Ground- mounted Equipment. All ground- mounted equipment,
including pad- mounted transformers, telephone switch boxes, and gas meters
shall be screened from the view of public rights- of- way and from the view of
adjacent properties. Whenever possible, appurtenances for utility services shall
be installed at the rear of the structures to which service is provided.
( 2) Wall- mounted Equipment. Wall- mounted equipment, including
various meters, shall be screened by landscaping, masonry wall with
landscaping, or wall- mounted screening devices such as cabinets or partitions
which are architecturally compatible with the structure.
( 3) Roof- mounted Equipment. All roof- mounted equipment
including but not limited to fans, vents and cooling towers shall be screened in
a manner which is architecturally integrated with the structure so as not to be
visible from the immediate ground level, the ground level of adjacent
properties, and the proposed Parkway. Overall screening height shall be the
height of the highest element of roof- mounted equipment. Roof- mounted
equipment and visual screens shall be painted or otherwise treated in such a
manner as to match the color of the roof. Roof color should be compatible
with the building color. Roof- mounted equipment shall not exceed 20 percent
of roof area.
( 4) Storage Tanks and Process Equipment. Storage tanks and
process equipment shall not be allowed in front yards. Such tanks and
equipment must be located where they will be the least visible to the public
and must be screened from view. No storage tanks or process equipment shall
be located between any street and the respective building setback line. All
screen walls should be of similar material to the building and painted to match.
d. Parking. Loadine. Outdoor Storage, and Refuse Area Requirements.
All uses shall provide adequate space for parking, loading, outdoor storage and
refuse areas on- site. All such spaces shall be screened or landscaped.
( 1) Location. On- street parking shall not be permitted on any public
streets. Off- street parking shall be provided for as set forth in Table 2. No
loading space, dumpster storage or refuse area shall be placed so as to face any
public street or adjacent to the Natural Conservation district or Public Access
Corridor.
( 2) Screening and Landscaping of Parking Areas. Street level views
of all automobile and truck parking areas from public streets shall be screened
within the required setback. Such screening shall include, but is not limited to,
low hedges, berms, shrub masses, screen walls or fences of an appropriate
height to provide visual screening of the lower portion of passenger cars and
trucks.
( 3) Screening and Landscaping of Loading and Outdoor Storage
Areas. Freight docks, loading areas, truck berths, and heavy vehicle and
equipment storage areas shall be screened from all public rights- of- way and
abutting uses, except when the abutting use is determined to be similar in
nature. Such screening shall include, but is not limited to, landscaping and
architectural features, such as walls compatible with the building.
( 4) Screening of Refuse Areas. Dumpsters shall be screened from
the view of public rights- of- way and from the view of adjacent properties.
Such screening shall be compatible with the surrounding buildings and
environment.
e. Landscaping. All landscaping shall meet the provisions of the City of
Richmond's Urban Forest Management Master Plan and Landscape Design
and Development Guidelines, or the requirements of Section 82- 26, Water
Conservation Landscaping in New Developments, of the Contra Costa County
Zoning Ordinance as may be applicable. Landscape plans shall be prepared by
a licensed landscape architect experienced with landscaping in similar shoreline
environments and/ or marsh habitats. All plant materials shall be drought
tolerant, native or well- adapted to local conditions.
( 1) Office/ Industrial Flex District. In the Office/ Industrial Hex
district, a landscape master plan shall be developed for each development to
ensure a continuity of landscape treatments and to establish a uniform identity
for the district. Such master plans shall establish recommended lists of plant
materials, placement of street trees, location of walkways, guidelines for
grading and drainage, treatments for screening, and fence treatments.
Individual master plans should be consistent with the Streetscape Plan shown
in Figure 9.
( 2) Front and Side Yards. Front yards and side yards abutting a
street shall be landscaped and maintained. Street trees shall be planted and
maintained along street frontage within the City or County right- of- way. The
City or County right- of- way, between the curb line and property line abutting
the front or side yard, shall be incorporated into the landscape plan, and
treated and maintained as a unit. The owner, lessee or occupant shall be
responsible for maintaining this area.
( 3) Special Yard Requirements. Landscaping in areas adjacent to the
Natural Conservation district and Public Access Corridor shall be restricted to
native, non- invasive plant materials, selected in consultation with the State
Department of Fish and Game, that will provide a transition from the built
environment to the natural habitat area. In some areas fencing and/ or signage
may be required to ensure that public access is restricted. Such areas should
be identified during the design development process in conjunction with the
Department of Fish and Game.
( 4) Interior Landscaping of Parking Areas. Except in the Heavy
Industrial District, all parking areas shall provide interior landscaping for shade
and visual enhancement. Parking lots shall be landscaped at a minimum ratio
of one ( 1) tree per four ( 4) parking spaces for double- loaded stalls, and one
( 1) tree per six ( 6) spaces for single- loaded stalls.
( 5) General Landscape Requirements.
( a) All unused portions of a parcel shall be maintained for fire
control and clear of debris.
( b) All landscaped areas shall have an automatic irrigation system to
ensure that plantings are adequately watered, in accordance with water- saving
irrigation techniques.
( c) Approved landscaping shall be installed prior to issuance of an
occupancy permit.
f. Signs. All development shall be subject to Section 15.06 et. seq. of the
City of Richmond Municipal Code. Particular attention shall be given to the
compatibility of proposed signs with surrounding development and to
unobstructed views to the Bay. Roof top signs and billboards shall not be
permitted in the plan area.
g. Utility Lines. All utility lines shall be placed underground.
h. Maintenance. Each person, company or corporation utilizing a lot
should at all times maintain such lot in good order. This includes repair and
maintenance of all structures, fences, signs, walks, driveways, lawns,
landscaping, painting, etc. as may be necessary to preserve a high quality as
established by these development standards.
4. Parks and Open Space Development Standards
All buildings, structures and maintenance yards associated with parks and open
space uses shall be reviewed by the City or County review boards prior to
construction. All such buildings must comply with the development standards
set forth for the Special Facilities district. Exceptions to these standards may
be granted by the City or County review boards provided that such exceptions
shall not encroach into or degrade adjacent habitat areas or marshlands.
West Contra Costa Sanitary Landfill Site. Prior to the development of the
landfill site as a park, all applicable federal, State and local regulations and
standards must be met relative to the conversion of the landfill to this use and
the best available technology shall be applied to ensure the protection of the
public health and safety. Full public use of the landfill site is a long- term
objective that can be achieved only when public safety in using the site can be
assured. Long- term open space/ park uses include recreation facilities open to
the public, such as golf courses, playing fields and outdoor amphitheaters. In
areas adjacent to the Natural Conservation district, these uses should be
compatible with protection of natural resources.
5. Public Access Corridor
a. General Requirements
( 1) The Public Access Corridor shall be maintained as an
unobstructed corridor to provide public access, to buffer Natural Conservation
areas, to facilitate movement of wildlife, and to provide a visual and open
space amenity for the public and for employees of the Specific Plan area.
( 2) The Public Access Corridor is generally located on the inland
edge of the shoreline, which is defined as the six- foot elevation.
( 3) Unless otherwise specified, the dimension of the Public Access
Corridor is 100 feet wide, conforming with the BCDC 100 foot shoreline band
requirement.
( 4) The corridor shall be used only for public access, including bicycle
and pedestrian trails, facilities associated with public access, such as seating,
parking and restroom facilities, and by authorized maintenance/ service vehicles.
( 5) Public access should be limited in or near sensitive habitat areas,
if such access would impact sensitive habitats.
( 6) As a condition of approval for development, open space, public
access and conservation easements in the Public Access Corridor shall be
dedicated to a public agency, and maintained through an improvement and
maintenance district, or other provisions sufficient to provide funding for
maintenance throughout the life of the proposed development.
b. Trail Design Standards. The following requirements must be met:
( 1) Trail width shall be a minimum of eight ( 8) feet for multi- purpose
paved trails and five ( 5) feet for pedestrian access trails.
( 2) Where necessary, fencing or barriers designed to be compatible
with natural areas and educational signage shall be used to protect habitat
areas and public safety.
( 3) Trails and other public access facilities shall be sited to avoid
identified wetland areas.
( 4) All trails shall be accessible to the handicapped and disabled.
c. Specific Requirements. Specific minimum dimensions and requirements
apply to the following areas:
( 1) West Contra Costa Sanitary Landfill Public Access. A 100 foot
public access easement along the northern perimeter of the landfill site is
proposed as part of the landfill closure plan. This is one of the few locations
within the plan area where direct access to the water can occur without
traversing and disturbing sensitive marsh habitat. Both vehicular and non-vehicular
accesses are allowed in this area. Drawing 4 in Figure 8, Circulation
Plan, illustrates the roadway and trail configuration envisioned for this corridor.
In the future, if feasible ( as determined by the regulatory agencies), a public
access trail will continue along the western and southern perimeters of the
landfill site in conjunction with the site's long- term transition to open space
and park use.
Roadway connection to the landfill public access will occur via Parr Boulevard.
A multi- use ( bicycle and pedestrian) trail from the Bay Trail will travel along
the top of the bank of San Pablo Creek, with an at- grade crossing of Parr
Boulevard as it enters the landfill. The entrance to the landfill will be
reconfigured to separate public access to the north shore from traffic entering
restricted areas of the landfill site.
As the landfill comes to closure, the final topography of the northern shoreline
edge and public access area should be sculpted to provide an attractive passive
recreational area with undulating slopes, picnic areas, self- guided interpretive
facilities, and possible marsh or beach restoration in protected areas.
The following standards shall be applied to the development of any public
access trails or open space areas on the site:
A public access area conforming with the BCDC 100 foot shoreline
band requirement shall be provided and maintained along the bay shore.
Public access shall include both vehicular and pedestrian access, parking
and restroom facilities, a pedestrian pier and related amenities
appropriate to public use.
A buffer area of at least 100 feet shall be provided between public
access areas and any operation or activity conducted as part of the
interim recycling center or other interim use. Such buffer area shall
provide visual and noise screening of activities related to the operations
of the landfill or future non- open space activities through the use of
berms, and/ or landscaping.
• The entrance to public access areas shall be clearly signed and such
entrance shall be separate from the main entrance to the facility.
• The public access area shall be maintained by the property owners.
( 2) Shoreline Trail from Richmond Parkway to Richmond Rod and
Gun Club. Public access in this area designated as Public Access Corridor is
intended to enable Bay Trail and local trail users to experience the natural
marsh/ upland setting of the North Richmond area with minimum impact on
sensitive habitat areas. The parcels and roadways in the vicinity of Freethy
Boulevard may be reconfigured as a result of the Richmond Parkway
alignment, bringing the Public Access Corridor immediately adjacent to the
Parkway just below existing Freethy Boulevard. The corridor in this area
includes all land between the Parkway and the six foot contour, as shown in
Figure 7. The Bay Trail will traverse this section of the corridor, intersecting
with a multi- use shoreline trail extending north along the western edge of the
Freethy Industrial Park. This multi- use trail will continue along the corridor,
following the existing public access easement along the western edge of the
Freethy Industrial Subdivision to the Richmond Rod and Gun Club. Here it
will turn eastward along the Gun Club's southern boundary and connect to a
staging area and the Goodrick Avenue multi- use trail. The staging area will
provide parking for trail users and information about the trail and its use.
The plan designates the Rod and Gun Club as Open Space and Parks and the
two jetties associated with this facility as Natural Conservation. These land
use designations allow the Rod and Gun Club to continue. Upon the cessation
of its operation as a gun club, only the uses described in this chapter as
allowed under these land use designations would be permitted on this site.
The future open space/ park portion of the site could function as a destination
for trail users.
( 3) Shoreline Trail from the Rod and Gun Club to the Jetty
Observation Point. North of the Richmond Rod and Gun Club, a pedestrian
path will lead to an observation point on an existing jetty. This jetty,
composed of historic fill, is an existing access which bisects new marsh that has
been created because of the protection from wave action provided by the jetty.
This trail is approximately 3,600 feet in length.
The trail will be limited to pedestrian use, and authorized maintenance/ service
vehicles. The corridor in these locations shall be surfaced with permeable
materials, such as decomposed granite. In order to allow shoreline restoration
activities, the Public Access Corridor should extend 200 feet inland from the
six foot contour.
( 4) Rheem Creek Public Access Corridor. Along Rheem Creek, the
corridor should extend 100 feet northward from top of bank on the north side
of the creek. The trail will be limited to pedestrian use and authorized
maintenance/ service vehicles. Rheem Creek is controlled and maintained by
the Contra Costa County Flood Control District. ( A maintenance road
currently exists along the south side of the creek.) The trail should provide a
pedestrian link from the plan area to the Bay Trail and the Parchester
residential area, east of the railroad tracks. The public access corridor and
pedestrian trail within the corridor shall be provided as part of the flood
control improvements required for Rheem Creek. The trail should connect
with the Bay Trail by passing under or over the railroad tracks. The feasibility
of extending the Bay Trail north along the east side of the Southern Pacific
railroad tracks within the Southern Pacific right- of- way up to the Point Pinole
Regional parking lot should be studied. If a trail along Rheem Creek and over
the railroad tracks is deemed infeasible because of limitations for channel
improvements, this corridor shall be maintained solely as a riparian habitat.
Construction other than trails or facilities directly related to trails, such as
fencing, gates, signage, seating and informational kiosks, designed in
conformance with the Design Guidelines presented in Chapter 6 of this
document, shall not be permitted within the Public Access Corridor, except as
noted below:
• The public access corridor along the landfill site may have picnic
shelters, restroom facilities, self- guided interpretive centers, beach areas,
pedestrian piers, roadways and bicycle and automobile parking areas
designed as part of an overall Master Plan for the site.
• The staging area at Goodrick Avenue and " B" Street ( realigned Freethy
Boulevard) may have bicycle and automobile parking areas, and
restroom facilities.
Chapter 5
CIRCULATION ELEMENT
This element of the Specific Plan identifies the framework for the vehicular
circulation system and establishes roadway standards for the plan area. The
planned Richmond Parkway ( Route 93) will transverse the plan area and
require some reconfiguration of the existing roadway system. New local
roadways are included in the Specific Plan to provide access to development
areas established under the plan. Bicycle provisions are also identified.
Illustrative design sketches for roadways are shown in Figure 8. Additional
design guidelines for roadways are presented in Chapter 6. Pedestrian access is
discussed in Chapter 4, Land Use Element.
A. Circulation Policies
The overall circulation goal of the Specific Plan is to provide safe and
convenient multi- modal access to and within the plan area. The planned
Richmond Parkway is critical to achieving this goal, as it will facilitate flow of
regional traffic through the area and provide improved regional access to
planned land uses in the Specific Plan area. The following policies are
intended to implement the goal of improved access:
1. Roadway System
Provide a safe network of secondary thoroughfare and collector streets,
connected to the planned Richmond Parkway, with enough capacity to
accommodate traffic from planned land uses.
2. Rail Service
Establish safe at- grade railroad crossings at roadways to maximize vehicle,
pedestrian and bicycle safety. Provide a grade- separated railroad crossing at
the planned Richmond Parkway ( Route 93).
3. Transit
Provide improved public transit service connecting the North Richmond
Shoreline Specific Plan area to the overall regional transit system.
4. Emergency Vehicle Access
Provide adequate emergency vehicle access to development areas.
5. Bicycles
a. Establish a bicycle circulation system to tie into the city's Bikeway Plan.
b. Provide public access to the waterfront via a bicycle pathway system.
( For plan policies and provisions for pedestrian systems, see Chapter 4.)
B. Existing Circulation
With San Pablo Bay immediately to the west, Point Pinole Regional Park to
the north, and the Southern Pacific Railroad tracks to the east, regional access
into the plan area is limited to its southern boundary via Parr Boulevard and
Third Street. Segment 3 of the Richmond Parkway is completed south of Parr
Boulevard, providing a direct link to I- 580. Currently all access to local roads
is from Parr Boulevard. Goodrick Avenue traverses the plan area north to
south from Parr Boulevard to north of Rheem Creek. It provides direct access
to industrial sites between Parr Boulevard and Freethy Boulevard. Its narrow
configuration and poor condition limit its function as the principal route
serving existing industrial development. Freethy Boulevard and Elmar Court
are new dead- end roadways serving a small undeveloped industrial subdivision.
These two roadways can only be accessed from Goodrick Avenue. The plan
area currently has substantial local truck traffic, as well as through commuter
traffic on Parr Boulevard.
C. Roadway Classifications and Standards
The circulation system proposed by the Specific Plan is shown in Figure 8, and
described below. Under the Specific Plan, the planned Richmond Parkway will
be the major regional route through the plan area, with Parr Boulevard serving
as a secondary regional access corridor for the surrounding area. A network of
new local roads will be constructed around the new Richmond Parkway to
improve access to designated development areas. Goodrick Avenue will
continue to function as the major north/ south roadway feeding the local street
system.
1. Richmond Parkway ( Route 93)
The planned Richmond Parkway, a project under construction by the City of
Richmond, will be the major thoroughfare in the plan area, bringing in most of
the regional traffic and providing access to the Specific Plan's local roadway
system. Although the Parkway has been completed south of Parr Boulevard, it
has not yet been constructed within the North Richmond Shoreline Specific
Plan area. Currently, regional traffic is funneled along Parr Boulevard. There
is a need to link the Parkway through the Specific Plan area to allow
regional/ subregional traffic to bypass surrounding residential neighborhoods
which now suffer from large volumes of non- residential traffic, and to provide
a connection between I- 580 and I- 80. Completion of this segment ( Segment 4)
of the Parkway will make the plan area more accessible and increase its
development potential.
The Parkway is planned to be a six- lane, 45 mph expressway with a 12- foot
landscaped center median and landscaped right- of- way within a 130- foot right-of-
way. Access along the Parkway will be limited, with no curb cuts to
individual parcels permitted. Four lanes will be built initially, with one
additional lane added in each direction when warranted by the traffic volumes.
The Parkway intersections with Parr Boulevard and Goodrick Avenue are to
be signalized with turn lanes provided on the approaches to intersections. On
the Parkway at Parr Boulevard, the northbound approach will require two turn
lanes; one for left turns and one for right turns. The southbound Parkway
approach at Parr Boulevard will require one left turn lane. At Goodrick
Avenue, the Parkway will require three turn lanes, two for left turns and one
for right turns, in both directions.
The Bay Trail is planned to be constructed on the Bay side of the Parkway,
within the 130- foot right- of- way.
a. Specific Plan Recommendations. It is recommended that, where the
Parkway adjoins the Public Access Corridor, the Bay Trail be separated from
the roadway and be constructed within the Public Access Corridor, rather than
within the 130- foot Parkway right- of- way. Illustration 2 in Figure 8 shows the
recommended landscape design for the Richmond Parkway through the plan
Typical Street
Gateway Street
Cul- de- Sac
Note: Cul- de- Sac may need to be modified
for the landfill.
Richmond Parkway
Bayshore Access Road
Road Near Marsh
Figure 8 11 x 17
back of Figure 8
area. Illustration 2 in Figure 8 also shows the relationship between the Bay
trail and the Parkway.
2. Parr Boulevard
a. Existing Conditions. This two- lane, east- west road connects I- 80 in the
east, with the plan area via Road 20 to Garden Tract Road. The road serves
residential and industrial uses; pavement is average to poor; curbs, gutters and
sidewalks are intermittent. Average roadway width varies from about 20 to 40
feet, being narrowest in the Specific Plan area near Garden Tract Road.
b. Specific Plan Provisions. Parr Boulevard would function as the
secondary thoroughfare in the plan area. It is the only roadway traversing the
plan area, other than the Parkway, which provides access outside the plan area.
As the southern boundary of the plan area, it forms a distinct edge to the plan
area, and its intersection with the Parkway will be a major entryway.
Parr Boulevard is planned to be 44 feet wide, curb- to- curb, within a 60- foot
right- of- way. It would have two 16- foot travel lanes with a 12- foot continuous
two- way left turn lane. The proposed extension of Parr Boulevard north and
west of the landfill would be 24 feet curb- to- curb within a 48- foot right- of- way
( see Table 3). Illustration 1 in Figure 8 shows a typical street cross- section
with street tree planting and landscaping.
3. Local Collectors
The Specific Plan includes four local collector roadways, three of which are
new roadways. Illustration 1 in Figure 8 depicts the typical design standard for
the local collector streets. Goodrick Avenue is the only existing local roadway
which will remain intact under the Specific Plan.
a. Goodrick Avenue.
( 1) Existing Conditions. Goodrick Avenue intersects Parr Boulevard
just east of Third Street and extends northerly, serving a mixed industrial area.
The 18- foot roadway has pavement in poor condition, with narrow shoulders.
Goodrick provides access to Maas Avenue, Freethy Boulevard and Elmar
Court north of Parr Boulevard. Goodrick Avenue ends 1500 feet south of the
northern boundary of the Specific Plan area.
TABLE 3
ROADWAY DIMENSIONS1
ROADWAYS
Parr Boulevard, " A", " B" and " C" Streets, Goodrick
Avenue from Parr Boulevard to " A" Street
Goodrick Avenue ( Bypass to " B" Street)
Goodrick Avenue ( Bypass to " A" Street)
Goodrick Avenue (" B" Street to Rheem Creek)
Landfill Roadway
Cul- de- sac Radius
CURB- TO- CURB
WIDTH ( feet)
44
72
75
34
24
38
RIGHT- OF-WAY
WIDTH
( feet)
60
96
91
60
48
N/ A
1 See Section J of this chapter for additional street development standards.
( 2) Specific Plan Provisions. Goodrick Avenue will maintain its
current alignment south of " B" Street ( realigned Freethy Boulevard) and will
be upgraded as described in Table 3. North of " B" Street it will continue with
a narrower right- of- way as described in Table 3. North of Rheem Creek and
to its terminus near the north jetty, the existing Goodrick Avenue will remain,
but will be used as a pedestrian trail, as shown in Figure 7.
As the only access into the area north of the Parkway, Goodrick Avenue will
function as a gateway into the Office/ Industrial Flex designated area. The
Specific Plan calls for the Goodrick Avenue approach north of the Parkway to
be enhanced with a median and landscaping to reinforce the gateway image of
this intersection.
1These roadway dimensions assume no on- street parking, and 100% buildout of the North
Richmond Shoreline Specific Plan area.
The design and characteristics of Goodrick Avenue vary as it traverses a variety
of conditions in the plan area, as described below:
• 44 feet wide, curb- to- curb, within a 60- foot right- of- way from Parr
Boulevard to " A" Street, as illustrated in Illustration 1 in Figure 8.
• From " A" Street to the Richmond Parkway, a wider curb- to- curb
dimension of 75 feet within a 91- foot right- of- way is required to
accommodate the turn lanes from Goodrick to the Parkway.
• As the gateway into the Office/ Industrial Flex area, Goodrick Avenue
north of Parr Boulevard would have a special landscape treatment,
shown in Illustration 3 of Figure 8. Here a 72- foot wide curb- to- curb
width is required within a 96- foot right- of- way from the Richmond
Parkway to " B" Street to create a gateway statement.
• 34 feet wide, curb- to- curb, within a 60- foot right- of- way between its
southern and northern intersections with " B" Street;
24 feet wide, curb- to- curb, within a 48- foot right- of- way north of the
northern intersection with " B" Street, as shown in Illustration 6 in
Figure 8.
b. " A" Street. " A" Street is proposed to intersect Goodrick Avenue
approximately 600 feet south of the Richmond Parkway. It will provide direct
access to parcels which will be adjacent to the Parkway. Since these parcels
will not be allowed access off the Parkway, " A" Street will be the only means of
ingress and egress. It will end in cul- de- sacs to the east and west of Goodrick
Avenue, extending 800 feet to the west and 1,800 feet to the east. " A" Street
is proposed to be 44 feet wide, curb- to- curb, within a 60- foot right- of- way.
c. " B" Street. " B" Street ( realigned Freethy Boulevard) is proposed to
intersect Goodrick Avenue approximately 700 feet north of the Richmond
Parkway alignment. Since no direct access to individual parcels will be allowed
from the Parkway, the Specific Plan anticipates a consolidation of Freethy
Boulevard and Elmar Court into a single local access road parallel to the
Parkway. By providing a distinctive edge, this road will buffer the adjacent
shoreline from this development area. " B" Street will extend 1,700 feet west of
Goodrick and end in a cul- de- sac. East of Goodrick it will be aligned to serve
this development area. It will curve easterly and northerly before terminating
in a cul- de- sac. This roadway is proposed to be 44 feet wide, curb- to- curb,
within a 60- foot right- of- way.
d. " C" Street. " C" Street is proposed to intersect Parr Boulevard
approximately 700 feet west of the Richmond Parkway, extending 650 feet
north of Parr Boulevard, then looping west and south to again intersect Parr
Boulevard 750 feet west of the easterly intersection, where it extends as a
public access road along the northern boundary of the landfill. " C" Street is
proposed to be 44 feet wide, curb- to- curb, within a 60- foot right- of- way up to
its western intersection with Parr Boulevard; from this intersection westward
the road would provide access through the Public Access Corridor to the
pedestrian pier at the northwestern end of the landfill and would include two
ten- foot travel lanes within a right- of- way of 24 feet.
D. Railroad Operations
Existing railroad operations and Specific Plan provisions are described below.
1. Existing Conditions
Railroad service is now considered to be a vital part of the industrial businesses
in Richmond, and will continue to be in the future. There are two railroad
lines in the Specific Plan area vicinity; the Southern Pacific Railroad borders
the Specific Plan area on the east, and the Atchison, Topeka and Santa Fe
Railroad lies further to the east, outside the Specific Plan area. There are
16 Amtrak and ten freight trains daily on the Southern Pacific line, and four
freight trains daily on the Santa Fe line. The city has conducted a Railroad
Operations Feasibility Study for the areas south of the Specific Plan area, in
the vicinity of the existing rail yards. None of the alternative rail alignments,
consolidating improvements, grade separations or grade crossing projects would
affect the Specific Plan area.
2. Specific Plan Provisions
Railroad grade separation is planned for the Richmond Parkway ( Route 93) as
the Parkway crosses the Southern Pacific Railroad tracks on the plan area
eastern boundary. The at- grade emergency vehicle access proposed to extend
from " B" Street to Morton Avenue should be fenced and gated to restrict use
to emergency vehicles only. This is the only at- grade crossing proposed within
the Specific Plan area.
E. Transit Service
1. Existing Conditions
Public transit is available in Richmond from AC Transit and Bay Area Rapid
Transit ( BART). Currently, there is no service within the plan area. The
closest existing bus route is AC Transit Route 71 running along Rumrill
Boulevard, with a stop at the Richmond BART station. The proposed
Comprehensive Service Plan for AC Transit indicates that the Richmond
BART station will continue to be a transit center, providing connections to
many local lines. Bus transfer stations are located at the Hilltop Mall in
Richmond and Contra Costa Community College in San Pablo. These are
both interim facilities, with permanent facilities planned to be built within the
next five years. The Contra Costa Community College station would be a
time- transfer facility, which is managed so that transferring passengers would
not have to wait for buses. The Hilltop bus transfer station would not be a
time- transfer facility. Route 71 currently runs to both of these bus transfer
stations.
2. Specific Plan Provisions
Public transit should be expanded to serve the proposed develppment in the
Specific Plan area. Local AC Transit line 71 could provide service throughout
the day, extending north up Goodrick Avenue, and continuing through the
Office/ Industrial Flex District along " B" Street. Transit service could